Part 1 - Initial Draft (February 2015)

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(4) 5. SPATIAL STRATEGY

5.1 The key purpose of the Local Plan is to set out the levels and locations of new development to meet future needs of the District, and the essential infrastructure which will be necessary to support the anticipated levels of growth.

5.2 The Local Plan will be a key delivery mechanism for projects identified in the Council’s Growth Strategy and the Local Plan Strategy. The Growth Strategy Action Plan sets out detailed initiatives in relation to supporting enterprise, enabling housing growth, and unlocking the capacity of major employment sites. It identifies a number of transformational projects for housing and employment, including:

  • Developing the M1 Strategic Growth Corridor proposal as the principal economic growth location,
  • Bringing forward investment and development along the A61 Growth Corridor, working with the LEPs and Derbyshire County Council
  • Bringing forward site development at principal employment growth locations, including:
    • Callywhite Lane Dronfield
    • Former Biwaters Site, Clay Cross
    • The Avenue site, Wingerworth
    • Markham Vale
    • Former Coalite Site
  • Realising major housing /mixed use regeneration projects at:
    • Former Biwaters Site, Clay Cross
    • The former Avenue site, Wingerworth
    • Former Coalite Site
  • Investigating the potential for new strategic housing sites, including within the M1 Strategic Growth Corridor and eastern sub-area
  • Facilitating a housebuilding programme, including a range of affordable and social housing, and the regeneration of the Council’s non-traditional housing stock.

(2) Housing Requirement and Growth Target

(7) Housing Provision

5.3 The Local Plan strategy is to provide for the continuation of past population growth levels while acknowledging that these represent a challenging but realistic level of growth for the District, bearing in mind capacity constraints in the North and the existing pattern of development in the South, where the majority of settlements lie. Nevertheless, this level of growth could be accommodated without the need for a strategic review of the Green Belt.

5.4 The housing and employment evidence base, principally a Strategic Housing Market Area Assessment (SHMAA) recently updated and sensitivity tested, plus economic forecasting, and revised population and household projections supports this approach. The SHMAA and the Sensitivity Testing together represent the most up-to-date consideration of housing needs, which have been considered with regard to Planning Practice Guidance3.

5.5 The Local Plan aims for a substantial increase from recent housing delivery levels, and recovery to pre-recession levels. The planned level of housing growth is ambitious, but the Local Plan has been prepared positively and such levels of growth will provide a significant boost in housing supply, in line with the NPPF, as well as providing additional affordable housing.

5.6 The Local Plan will meet objectively assessed need as set out in the SHMA and provide for a local housing target of a minimum of 6,000 dwellings 2011 – 2031 (300dpa). This figure meets strategic objectives of providing for housing need, reflecting a degree of economic growth in the District, and helping to deliver affordable housing. The provision is also defined by the opportunities for growth in the Sub-areas, including allowance for existing capacity.

(1) Employment land provision

5.7 The Local Plan aims to provide new jobs along with new housing, ensuring that a range of deliverable and marketable employment land is available both for indigenous firms and for inward investors, but at the same time recognising the relationship of the District with the Sheffield City Region, particularly with Sheffield and Chesterfield. In particular, it acknowledges the 61% of people who commute out of the District to work. About 19% commute to Sheffield, 18% to Chesterfield, and 3% each to Amber Valley, Bolsover, Derbyshire Dales and Rotherham (2011 Census)). Nevertheless a significant number of residents (a third of those working) work mainly at or from home, indicating the strength of indigenous businesses, the size of these, and the sectors they represent (e.g. agriculture).

5.8 In addition to the relationship with the Sheffield City Region which has strong links with the north of the District, the south of district has a close economic relationship with the D2N2 economic area covering Derbyshire and Nottinghamshire. The Strategic Growth Plans of the LEPs (submitted to Government in 2014) provide the strategic context for the Council’s own Growth Strategy, and for the Local Plan. The District’s Growth Strategy & Action Plan seeks to unlock the capacity of major employment sites, maintaining an appropriate supply of suitably located employment land and premises and working with partners to develop, manage and enhance key strategic employment areas.

5.9 The District’s economy is diverse and there is a need to plan for a range of different sizes and types of employment sites. The Local Plan aims to provide employment land of various scales and types across the District along with new housing to provide opportunities for people to live close to their places of work. In particular, there is a need to unlock development and bring forward strategic and major sites for development to transform economic prospects, and to support regeneration of towns.

5.10 The employment land provision for North East Derbyshire is around 50 hectares for the 20 year plan period. The Local Plan will safeguard and improve both existing successful and attractive employment sites, and allocate sites and locations for future expansion of the employment land portfolio in the Local Plan Part 2 in order to improve the portfolio of available employment land within the District. New employment development for manufacturing and distribution will take place on already committed sites to regenerate previously developed land and, where necessary and sustainable, on Greenfield land. The 50 hectare requirement allows for significant losses of existing employment land which is of lower quality and less attractive to the market.

5.11 Opportunities will be explored to capitalise on development potential in and adjoining sites which have locational advantages due to their proximity to the M1corridor, including opportunities to regenerate previously developed land. The focus is on existing large sites, both within public and private sector including:

  • The Avenue, Wingerworth
  • Former Biwaters, Clay Cross
  • Markham Vale Enterprise Zone

5.12 New employment will be also encouraged in town and local centres, to support the objective of improving and enhancing their economic role. The current town centre boundaries will be retained until reviewed in the Local Plan Part 2, which will also identify new Local Centre boundaries.

(1) Balancing Housing and Economic Growth

5.13 The Plan has an objective to support sustainable growth which brings about regeneration, recognising the housing and employment needs of a growing population. The NE Derbyshire Growth Strategy has been prepared in the light of the continued growth in population used in the Local Plan evidence base, including the SHMA. The results of the Strategic Housing Market Area Assessment (SHMAA) analysis of the housing provision and forecast growth in employment is that the level of housing planned for would be sufficient to accommodate the levels of economic growth anticipated.

5.14 Although the Growth Strategy has the intention of raising job densities (jobs/worker) within the District, either through stronger improvements in economic participation (associated with greater access to local employment opportunities) or through lower levels of people commuting out of the area to work (or moving to the District to both live and work). Due to the existing significantly low job densities, an increased growth in jobs would not directly lead to the need to increase planned housing provision.

5.15 The housing and economic evidence indicates that the proposed employment land provision and housing provision are well balanced, the latter providing sufficient population to support growth in the economy. The District Council’s economic and Local Plan objectives also provide sufficient flexibility to accommodate changes, as the result of on going work related to job growth and housing across the Sheffield City Region for example.

(3) Settlement Hierarchy

5.16 The growth required in this Local Plan will be distributed based on an overarching hierarchy of centres. The hierarchy is based on an understanding of the roles that different settlements perform for their communities and how they relate to other settlements, as well as the current scale and type of development and the range of services offered. The background research and data on each settlement can be found in the Settlement Role and Function Study (2013). This proposed a settlement hierarchy based on scores from four different categories – population, employment, sustainable transport and community services/facilities. The resulting Settlement Hierarchy is set out in Table 1 below (indicated on the Key Diagram):

(1) Table 1: Settlement Hierarchy

Type of Settlement Place
Principal Towns Dronfield
Clay Cross
Secondary Towns Eckington
Killamarsh
Large Settlements Holmewood
North Wingfield
Wingerworth
Tupton
Walton
Calow
Grassmoor
Shirland
Holymoorside
Renishaw
Stonebroom
Arkwright Town
Ashover
Morton
Pilsley
Temple Normanton
Small Settlements Cutthorpe
Heath
Higham
Highmoor
Holmesfield
Lower Pilsley
Mickley
Ridgeway
Marsh Lane
Unstone Green
Fallgate
Littlemoor
Kelstedge
Long Duckmanton
Wadshelf
Alton
Barlow Commonside
Barlow Village
Brackenfield
Old Brampton
Unstone Crow Lane
Wessington
Very small villages and hamlets Apperknowle
Bolehill
Cock Alley
Spinkhill
Stretton
Sutton Scarsdale
Woolley Moor
Handley (South)

5.17 There are a number of issues which relate to the objectives of the plan, which have been considered alongside the data in the Settlement Role and Function Study in order to build up a fuller picture of each settlement and identify any specific issues and/or requirements which could be addressed partly through new development (these are set out in detail in the Settlement Hierarchy Background Paper). The 2013 Study identified which settlements have a deficiency in open space, play and sports facilities. Further analysis identified specific issues in some settlements, including:

  • Declining Population
  • Housing imbalance in type and/or tenure
  • Ageing Population
  • Indices of Multiple Deprivation (IMD)4

(12) Distribution of Growth

5.18 The Local Plan aims to direct new growth to the most sustainable settlements based on the Settlement Hierarchy, and to Strategic Sites at

  • Former Biwaters Site, Clay Cross
  • The Avenue, Wingerworth
  • Markham Vale, Duckmanton

5.19 The towns of Clay Cross, Dronfield, Eckington and Killamarsh have important roles in providing the economic and social hearts of the District. These roles will be retained and supported. As far as possible the towns will be the focus for development, bearing in mind constraints on their growth. Large settlements will provide the locations for much of the remaining development, although significant former employment sites will also contribute to growth. This will enable the best use of previously developed land and allow the integration of homes, jobs, services and facilities in the most accessible locations.

5.20 New development will be focussed within and on the edge of towns and large settlements, previously developed land and other areas in need of regeneration, together with small settlements identified as having specific requirements and the potential to deliver sustainable development and community benefits. In the District’s rural areas, the aim is to provide new homes and support economic development and rural businesses in order to maintain the viability and sustainability of settlements, enabling communities to bring forward additional development to meet local needs.

5.21 The Local Plan seeks to protect settlement identity and avoid settlement coalescence and erosion of character over a period of housing growth, by identifying Local Settlement Gaps, predominantly in the South. These are areas, often very localised, which have been identified as playing an important role in maintaining settlement identity and where development would therefore be resisted. The Strategy also reflects the importance of this open space and seeks to ensure that opportunities to access this countryside are increased through expanding green infrastructure wherever possible to improve access to the countryside and enhance biodiversity.

5.22 Whilst the development of previously development land is prioritised, the level of housing provision to be delivered through this Local Plan will make it necessary to identify greenfield sites within and on the edge of settlements where it can be demonstrated that these are suitable and sustainable locations.

5.23 Allocations for new housing for the first five years will be made in Local Plan Part 1, whilst remaining allocations to the end of the Plan period will be made in Local Plan Part 2. Current Settlement Development Limits will be saved until the adoption of the Local Plan Part 2, which will set out new and amended SDLs to reflect all allocated sites. Beyond this, any further development proposals will be considered against Policy LP10 (Development in the Countryside.)

(3) The North

5.24 The Northern sub-area contains three of the District’s four towns; Dronfield, Eckington and Killamarsh. The rural area lies entirely in the Green Belt and the existing settlements have generally been developed up to their boundaries, meaning that there are few development sites still available within them. Much of the area between the main towns is high quality countryside, especially to the West, interspersed with attractive small villages. As a result the level of development for this sub-area is capacity-led with very limited development opportunities. Town centre roles will continue to be supported.

5.25 The three towns have ready access to the jobs market of Sheffield by sustainable transport as well as by car. Therefore limited housing in the North is not likely to change commuting patterns in that part of the district significantly as residents in the area will continue to decide where to live and work taking into account their journey to work.

5.26 Whilst growth is constrained by the Green Belt there is demand for housing which has led to affordability issues. The Local Plan Strategy provides a means to address local affordable housing needs through ‘exceptions’ in areas covered by the Green Belt. Housing delivered through this means would be in addition to the Local Housing Target and would not form part of the 5 year housing land supply. This is in order to ensure that such sites do not come under undue pressure to deliver against the housing target.

5.27 The main towns relate closely to the Sheffield conurbation and a significant proportion of the working population commute out of this part of the District to work in Sheffield. Historically the Council has taken a planned approach to accommodating housing to meet demand from Sheffield. Any comprehensive approach to address housing provision related to the Sheffield economy is widely recognised as needing a strategic approach across the City Region.

(1) The South

5.28 The South of the District is characterised by a complex and sometimes dense network of small towns and medium sized villages, with tightly constrained open spaces separating distinct villages and communities. There has been a growing recognition that historic and more recent development in these areas has led to an erosion of settlement identity and character across the area.

5.29 The south of the District contains the town of Clay Cross and a group of other large settlements that includes Grassmoor, North Wingfield, Tupton, Wingerworth and Pilsley. Clay Cross is currently undergoing major regeneration in and around the town centre. The former Biwaters and the Avenue sites have both been identified as important strategic sites that will over time provide significant numbers of new homes, jobs, and community facilities through mixed use developments, regenerating previously developed land.

5.30 New development should provide access to a choice of housing and services supported by community facilities, securing the long term vitality and health of all settlements in this part of the District. The Plan will need to ensure that this takes place in a way that respects the character and setting of the villages and maintains their distinct identity, but maximises benefits to existing residents.

5.31 Some of these settlements are in close proximity to the boundaries with Chesterfield Borough and Bolsover District and it will be necessary for any development to take place in close cooperation with neighbouring authorities for the future planning of housing and services in order to maximise the benefits and minimise the impacts for all.

5.32 Regeneration and growth in Clay Cross will be the focus for growth in this sub-area, with the former Biwaters and the Avenue sites providing significant contributions of housing. Employment sites on previously developed and greenfield land will be identified where they can deliver sustainable development. Clay Cross will be the focus for town centre uses, including employment opportunities.

(3) The East

5.33 The character of the East of the District is influenced by the presence of many features and landscapes of industrial heritage linked to historic coal mining activity. It contains the large settlement of Holmewood which is the base for significant economic, including significant storage and distribution, activity, as well as Calow, Long Duckmanton and Arkwright Town on the fringes of Chesterfield Borough. The East of the District has potential for sustainable growth in jobs and housing capitalised on location close to the Junctions 29 and 29A of M1 motorway and business and distribution park with Enterprise Zone status at Markham Vale. There will be a focus on growth across all settlements in this sub-area in order to capitalise on these locational benefits.

5.34 In addition to Markham Vale Enterprise Zone which will provide significant employment opportunities in the future, employment sites in locations that are accessible to Chesterfield and the M1, on previously developed and greenfield land, will be identified where they can deliver sustainable development.

5.35 The remediation and regeneration of the former Coalite site is a longstanding issue since the closure of the former Chemical plant in 2004. In view of the site’s location spanning the boundary with Bolsover District, it represents a significant cross boundary issue, requiring joint working and co-operation between the two authorities and other partners. The site presents an opportunity for partnership working to deliver an appropriate mixed use scheme which addresses longstanding restoration, viability, infrastructure and phasing issues. However, at the present time, the complexities of the site are such that uncertainties remain about the ability to achieve the remediation and regeneration of the site within the Plan period, including the ability to include a housing element as a means of achieving suitable remediation. In the longer term, including beyond the Plan period, the site has the potential to play a significant role in the regeneration and economic growth in the east of the District. Whilst the Plan would support this, and safeguards the site for comprehensive redevelopment (through Policy LP6), the Strategy of the Plan is not dependent on the delivery of the Coalite site within the Plan period, either in terms of housing numbers or employment land.

5.36 The East of the District is home to Sutton Scarsdale Hall, a Grade 1 listed Georgian ruined stately home, and is also within the setting of Bolsover Castle and Hardwick Hall, both within Bolsover District. It is important that new development in the East takes this into account and is sensitive to the need to protect historic environmental assets

(3) The West

5.37 The West of the District is rural in character, with small settlements and low population densities, providing a high quality environment on the fringe of the Peak Park. The northern part of this sub area falls within the Green Belt, and includes the villages of Holmesfield and Holymoorside. The south of the sub area includes the large settlements of Ashover, Wessington and Shirland, each of which have particular characteristics in relation to their setting and relationship to the wider District.

5.38 Targeted housing and employment development and maximising opportunities for tourism and farm diversification will support the vitality of rural villages and services, and provide affordable housing.

5.39 Development will be limited mainly to non-Green Belt areas with the large settlements being the focus for development, in order to support services and generate or support local employment. The high quality countryside towards the Peak District will be protected from development.

5.40 The proposed Strategy suggests a level of growth in the West Sub-area which exceeds the current potential supply of sites. The remaining allocations to enable the target range as set out in Table 2 to be reached will only be made if sufficient sustainable and deliverable sites come forward in response to consultation. In the event that they do not, the proposed distribution of housing may need to be revisited prior to the submission of the Local Plan Part 1.

(15) Table 2: Proposed Distribution of Housing Growth

Sub-Area: Dwellings
North: 1,000
South: 3000-3,400
East: 600 - 900
West: 700 - 900
District: 6,000

(39) Policy LP2 : Spatial Strategy

The Local Plan will promote prosperous and sustainable communities by delivering ambitious levels of new development, whilst protecting the high quality environment that makes North East Derbyshire an attractive place to live and work.

Housing Provision

The Local Plan will make provision for the delivery of a minimum of 6,000 dwellings over the period 2011-2031.

Housing growth will be distributed by settlement (as set out in Table 3 Housing Requirement by Settlement). Settlement Development Limits are shown on the Policies Map and will be reviewed in the Local Plan Part 2.

Employment Provision

The Local Plan will make provision for 50ha (net) of new employment land for the period 2011-2031.

New development will be focused on towns and large settlements as set out in the Settlement Hierarchy in Table 1.

Policies for settlements will aim to:

  1. Support and enhance the role of the four Towns of Clay Cross, Dronfield, Eckington, and Killamarsh
  2. Regenerate towns and large settlements with identified needs
  3. Maintain the role of small settlements and where possible support their ability to sustain services and facilities through new development

Green Belt

The existing Green Belt boundaries will be reconfirmed.

Key Evidence Base

  • National Planning Policy Framework
  • North East Derbyshire Growth Strategy 2014
  • Strategic Housing Market Area Assessment 2013

You told us that...

The Plan should assist in the creation of jobs and link this with housing growth, maintaining the Green Belt boundary. The need for housing and employment land should be clearly evidenced. Local residents are generally opposed to higher housing targets, raising concerns about the loss of Greenfield land and the impact on the infrastructure. The development industry wish to see a higher housing provision to support regeneration and job growth. Concern is also raised over the lack of local jobs and the wish to see job growth.

Alternative Options considered but not selected...

Alternative spatial distribution of development were considered at early stages of the plan process, and subjected to Sustainability Appraisal and consultation.

To have no indication of settlement hierarchy or role would ignore the particular characteristics of the District, its larger and smaller settlements, and its rural areas.

The NPPF tells us that...

Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth. Planning should actively manage patterns of growth to make the fullest possible use of public transport, waling and cycling, and focus significant development in locations which car or can be made sustainable (para 17)

Local Plans should:

  • Set out a clear economic vision and strategy for their area which positively and pro-actively encourages sustainable economic growth
  • Support existing business sectors, taking account of whether they are expanding or contracting, and where possible, identify and plan for new or emerging sector likely to locate in their area, Policies should be flexible enough to accommodate needs not anticipated in the plan and to allow a rapid response to changes in economic circumstance
  • Plan positively for the location, promotion and expansion of clusters or networks of knowledge driven creative, or high technology industries (para 21)

Planning policies should avoid the long term protection of sites allocated for employment use where there is no reasonable prospect of a site being used for that purpose. Land allocations should be reviewed regularly (para 22)

Local plans should also:

  • Allocate a range of suitable sites to meet the scale and type of retail, leisure, commercial, office, tourism, cultural, community, and residential development needed in town centres, It is important that the needs for retail, leisure , office and other main town centre uses are met and are not compromised by limited site availability. LPAs should undertake an assessment of the need to expand town centres to ensure a sufficient supply of sites (para 23)

Policy implements Local Plan Objectives: D1, D2, D4, D13, D17, N1,2 & 3, W1 & 3, S1,2,3,4 & 5, E1.

How will the policy be monitored?

Indicator: Net employment land approved & completed

Target: Annual employment land target

Trigger for Review: performance against target (delivery behind target)

Indicator: Net housing completions

Target: Annual housing delivery target (based on housing trajectory)

Trigger for Review: Performance against annual target

(2) Housing Requirement by Settlement

5.41 The Settlement Hierarchy is the basis for determining the appropriate level of new housing for each settlement, informed by the Sustainability Appraisal and the supply of sites in each area. The distribution of housing by settlement is also based on the specific requirements that have been identified in some settlements, where a growth level which is higher than the District average of 14% is proposed. This is in order to create more sustainable communities, for example by providing the opportunities and flexibility to deliver the necessary range of housing types and tenures, including specialist older persons and accessible accommodation for example. For those settlements where the Index of Multiple Deprivation (IMD) identifies issues, a higher level of new development can help to provide community facilities, and contribute to regeneration projects for example.

5.42 For those settlements that are highly constrained, for example in the North and West due to Green Belt, a level of growth lower than the District average is planned for, acknowledging that there is a current lack of sites and that due to Green Belt constraints this is likely to continue to be the case over the plan period. Submissions of new sites outside the Green Belt in these sub areas are actively encouraged as part of this consultation, particularly given the intention to review Settlement Development Limits in the Local Plan Part 2.

5.43 Table 3 shows the housing requirement by settlement. It includes an overall recommended growth level of 6,755 dwellings, which is 12% higher than the minimum provision of 6,000 dwellings, as set out in policy LP2. This higher level ensures that delivery issues on individual development sites would not affect the ability to deliver the overall minimum of 6,000 dwellings. Appendix A includes a detailed table of the recommended growth levels per settlement, including what has been delivered so far and the residual requirements that remain.

(171) Table 3: Housing Requirement by Settlement – Total for plan period 2011-2031

Settlement Recommended growth
Dronfield 285
Clay Cross 735
Eckington 260
Killamarsh 155
Holmewood 565
North Wingfield 560
Wingerworth 465
Tupton 255
Walton 5
Calow 265
Grassmoor 235
Shirland 215
Holymoorside 10
Renishaw 185
Stonebroom 165
Arkwright Town 75
Ashover 115
Morton 105
Pilsley 145
Temple Normanton 30
Cutthorpe 0
Heath 30
Higham 55
Highmoor 0
Holmesfield 5
Lower Pilsley 80
Mickley 40
Ridgeway 15
Marsh Lane 5
Unstone Green 5
Fallgate 30
Littlemoor (including Alton) 20
Kelstedge 25
Long Duckmanton 65
Wadshelf 5
Barlow Commonside 0
Barlow Village 0
Brackenfield 20
Old Brampton 5
Unstone Crow Lane 5
Wessington 30
Strategic Sites 1500
TOTAL 6770

(1) Very Small Villages and Hamlets

5.44 No specific housing requirements are proposed for the very small villages and hamlets, and no allocations will be made in these settlements. The policy approach to dealing with proposals for new housing on unallocated land in these settlements is set out in Policy LP10.

(2) Strategic Site Allocations

5.45 In order to assist in the delivery of the Spatial Strategy (Policy LP2), the Plan allocates strategic sites which are considered critical to achieving the Plan’s strategy. In allocating these sites, it is recognised that some, or all, of the proposed allocations may not come forward within the first five years of the Plan following adoption, but the sites are allocated as strategic sites in the Local Plan Part 1 in recognition of their strategic role.

(2) The Avenue

5.46 The site area comprises 120ha of land within a number of different ownerships to the east of the A61, adjacent to Wingerworth. A significant proportion of the site previously comprised the now defunct Avenue Coking Works, which is currently the subject of a major remediation programme due to be completed in 2015.

5.47 The Avenue site was allocated for re-development the previous District Local Plan (which covered the period 2001-2011). Since this time, the Council has adopted the Avenue Area Strategic Framework as non-statutory planning guidance and it will be a material planning consideration in determining planning applications on the site. This considered the incorporation of an additional area of adjoining land between the site and the A61, together with the former CPL site, to ensure that development takes place in a comprehensive and co-ordinated manner. The Framework considers that the site is capable of delivering around 4-5 hectares of land for employment uses, and up to 1100 new homes, along with ancillary facilities and infrastructure, and public open space. The Council considers that 700 of the potential 1100 new homes could be delivered within the plan period.

5.48 Given the scale of the site and its role in delivering the strategy of the Plan over the plan period, the land is allocated as a strategic site for mixed use development, comprising employment, housing, recreation and open space uses.

5.49 The Local Transport Plan sets out future proposals for new infrastructure and includes an A61-A617 Avenue link road as a longer term County Council project.

(1) Map 3: The Avenue

Map 3

(20) POLICY LP3: The Avenue

In order to meet the housing requirement and distribution set out in the Spatial Strategy (Policy LP2), land at the former Avenue site, as shown on the Proposals Map, is allocated as a Strategic Development Site.

Proposals for mixed use redevelopment within this site will be permitted where they:

  1. Optimise the use of the site or make best use of land
  2. Provide up to 1100 new homes
  3. Provide for around 4-5 hectares of employment land
  4. Promote and accommodate sustainable transport for pedestrians, cyclists, and public transport
  5. Provide effective pedestrian and cycle links to Chesterfield and nearby settlements, including through green infrastructure where this would not have an adverse impact on biodiversity
  6. Do not prejudice the construction of a link road from the A61 to A617
  7. Include a range of local facilities, potentially including a school and retail facilities;
  8. Create development of the highest quality design and highly energy efficient, with appropriate low carbon technologies Maintain and improve existing known areas of wildlife habitat and species, and include measures for habitat creation
  9. Incorporate an appropriate mix of house types and tenures, to reflect housing need and market considerations

Development will be guided by The Avenue Area Strategic Framework or subsequent approved document.

Key Evidence Base

  • National Planning Policy Framework
  • The Avenue Area Strategic Framework

You told us that...

The Plan should include the Avenue as a Strategic Site, and be identified for mixed use development. Any resulting demands on the transport network and community infrastructure should be addressed.

Alternative Options considered but not selected...

Not to include a policy for this strategic site would fail to protect its comprehensive reclamation and regeneration in line with a jointly agreed approach

The NPPF tells us that...

To boost significantly the supply of housing, LPAs should identify key sites which are critical to the delivery of the housing strategy over the plan period (paragraph 47).

Policy implements Local Plan Objectives: D1, S3

How will the policy be monitored?

Indicator: Gross employment floorspace and gross no. of housing units approved and completed

Target:
  • Annual housing delivery target based on housing trajectory;
  • A minimum of 4ha (gross) of new employment land

(1) Former Biwaters

5.50 The site of the former Biwaters works is 27.4 ha site, well located to the north east of Clay Cross town centre, adjoining Bridge Street Industrial Estate, and is closely related to Coney Green and the residential area between it and the town centre. It is therefore well located in terms of access to services and facilities in Clay Cross. The site also benefits from potential access to the Midland Mainline Railway lines to Nottingham and Derby, and access to the M1 via the A6175. Redevelopment of the site will be supported for a mixed use scheme which incorporates a significant element of development for employment uses, in addition to residential, recreation and leisure uses.

5.51 Although part of the site to the eastern boundary lies within a high flood risk area, the Council considers that redevelopment can be achieved, provided that minimum standards of flood defence are maintained, in accordance with the NPPF.

5.52 The site was originally allocated in the previous Local Plan (2001-2011). Since that time, the Council has prepared a Design Framework for the site which will continue to act as a guide for proposals coming forward.

Map 4: Former Biwaters

Map 4

(24) POLICY LP4: Former Biwaters

In order to meet the housing requirement and distribution set out in the Spatial Strategy (Policy 2), land at Former Biwaters, Clay Cross, as shown on the Proposals Map, is allocated as Strategic Development Sites, for mixed use development.

Development proposals for a comprehensive mixed use redevelopment of this site will be permitted where they:

  1. Provide a high quality, sustainable, mixed use development that is well connected and has a functional relationship with Clay Cross
  2. Provide for a significant element of employment land to include provision for starter units and managed workspace
  3. Provide a minimum of 800 new dwellings
  4. Provide new local facilities to include a range of small shops catering for local needs
  5. Locate the residential element to maximise accessibility to existing and new local facilities and
  6. Promote and accommodate sustainable transport for pedestrians, cyclists, and public transport and does not preclude the provision of rail access;
  7. Provide effective links for pedestrian and cycle access, including to Clay Cross town centre, Tupton, and North Wingfield via a trail network to incorporate the development of a Brassington Lane safe route link to Tupton Hall School.
  8. Safeguarding of land to enable the development of a through road from the A61 to Furnace Hill/A6175
  9. Provide a wildlife corridor and buffer zone along the River Rother to protect the biodiversity value of the river corridor and protect new development from the risk of flooding.
  10. The provision of structure landscaping, and public open space in accordance with Policy 34
  11. Incorporate an appropriate mix of house types and tenures, to reflect housing need and market considerations

Key Evidence Base

  • National Planning Policy Framework
  • Clay Cross Regeneration Framework

You told us that...

The Plan should include the former Biwaters site as a Strategic Site, and be identified for mixed use development. The redevelopment of previously developed land is supported.

Alternative Options considered but not selected...

Not to include a policy for this strategic site would fail to protect its comprehensive reclamation and regeneration in line with a jointly agreed approach

The NPPF tells us that...

To boost significantly the supply of housing, LPAs should identify key sites which are critical to the delivery of the housing strategy over the plan period (paragraph 47).

Policy implements Local Plan Objectives: D1, S3

How will the policy be monitored?

Indicator:Gross employment floorspace and gross no. of housing units approved and completed

Target:

  • Annual housing delivery target based on housing trajectory
  • A minimum of 8 ha (gross) of new employment land

(1) Markham Vale

5.53 The Markham Vale project is an 85 hectare scheme based around the regeneration of the former Markham colliery. The site area encompasses Bolsover District, Chesterfield Borough, and a small 4.7ha plot of land between Long Duckmanton and the M1 motorway in North East Derbyshire. Outline planning permission for the scheme was granted by partner authorities in 2005, and the regeneration project commenced in 2006 with initial phases of the development now completed. Further development will be assisted by Enterprise Zone status which was granted on part of the site in 2013.

Map 5: Markham Vale

Map 5

(5) POLICY LP5: Markham Vale

Land at Markham Vale, as shown on the Proposals Map, is allocated as a Strategic Development Site, for employment use.

Development proposals will be permitted where they:

  1. Take place as part of the comprehensive development of the whole Markham Vale scheme;
  2. Promote and accommodate sustainable transport for pedestrians, cyclists, and buses in accordance with Policy LP35 (Sustainable Travel)
  3. Provide structural landscaping, green infrastructure and public open space in accordance with Policy 34

Incorporate sustainable design principles, in accordance with Policy LP1 (Sustainable Development) and Policy LP25 (Sustainable Design)

Key Evidence Base

  • National Planning Policy Framework

You told us that...

The Plan should include the Markham Vale Employment Zone as a Strategic Site for employment use. This will provide significant employment opportunities in the future.

Alternative Options considered but not selected...

Not to include a policy for this strategic site would fail to protect its comprehensive reclamation and regeneration in line with a jointly agreed approach, and to reflect its proximity to a major sub-regional Employment Zone and Enterprise Zone.

The NPPF tells us that...

To help achieve economic growth, LPAs should identify strategic sites for local and inward investment to match the strategy and meet anticipated needs over the plan period (paragraph 21).

Policy implements Local Plan Objectives: D1, D11

How will the policy be monitored?

Indicator: Gross employment floorspace approved and completed

Target: 4.7 ha (gross) of new employment land

(2) Land safeguarded for Future Strategic Development Needs

Coalite Regeneration Area

5.54 The Coalite Regeneration Area is a large area of previously developed land, located around 1 mile east of Junction 29A of the M1 motorway and the Markham Vale Enterprise Zone, around 1.5 miles to the north west of the town of Bolsover, in Bolsover District. There is a legacy of contamination on the site due to its historical uses associated with coal mining, and coal oil chemical processing. The whole site straddles the boundary between North East Derbyshire and Bolsover District, broadly separated by the River Doe Lea. The site forms part of the setting of Bolsover Castle, and includes the Doe Lea Corridor and its important biodiversity, both of which would need to be effectively protected in any regeneration proposals.

5.55 The Council recognises that the complexities of this site are deep rooted and longstanding, such that it may not be possible to achieve and complete the regeneration of the site within the Plan period. Therefore the Plan recognises the scale of the site and the need for a collaborative approach to its long term regeneration in view of its location, by seeking to safeguard the land from inappropriate, piecemeal development that may undermine or prevent the comprehensive reclamation and redevelopment of the whole site in accordance with an agreed masterplan. However in view of the remaining uncertainties, the Strategy of the Plan does not therefore depend on the site’s delivery and it does not account for delivery of housing or employment land within this plan period. Progress on the site coming forward will be regularly reviewed.

(1) Map 6: Coalite Regeneration Area

Map 6

(13) POLICY LP6: Coalite Regeneration Area

Land within the Coalite Regeneration Area, as shown on the Proposals Map, is safeguarded from development which would jeopardise the comprehensive remediation, reclamation and redevelopment of the site or strategic development needs. Any development proposals must:

  1. form part of a comprehensive masterplan for re-development on the whole site, including the land in Bolsover District including infrastructure requirements and delivery, agreed jointly with Bolsover District Council and North East Derbyshire District Council; and
  2. enable the full reclamation of the site prior to the development commencing, in line with a programme of work and delivery plan agreed with both authorities.

Any proposal to extend development beyond the safeguarded boundary, will only be permitted if it can be demonstrated, through a viability assessment, that it is essential in order to ensure the comprehensive remediation of the previously developed land.

Key Evidence Base

  • National Planning Policy Framework

You told us that...

There is a need to regenerate the former Coalite site and this should be undertaken on the basis of a comprehensive re-development of the whole site.

Alternative Options considered but not selected...

Omitting to safeguard the site would fail to protect its comprehensive reclamation and regeneration in line with a jointly agreed approach

Allocating the site as a Strategic Allocation. At the current time, the Council does not have the required evidence to demonstrate that this is deliverable within the current Plan period.

The NPPF tells us that...

LPAs should identify strategic sites for local and inward investment to match the strategy and meet anticipated needs over the plan period . The Plan should encourage the effective use of land by reusing brownfield land provided that it is not of high environmental value.

Policy implements Local Plan Objective: E2

How will the policy be monitored?

Indicator: Gross employment floorspace approved and completed

Target: None

(8) North East Derbyshire Green Belt

5.56 Green Belts are designated to safeguard land and to prevent urban sprawl by keeping land permanently open. Their essential characteristic is their openness and they provide long term protection and certainty from inappropriate development. Inappropriate development can include the sprawl of large built up areas caused by cumulative, development on the edge of settlements. This can lead to encroachment into the open countryside, which may also threaten the coalescence of settlements. It may also damage the form and character of settlements and the area as a whole. Green Belts can also assist in urban regeneration by encouraging the recycling of derelict and other urban land.

5.57 National policy is clear that development in the Green Belt can only be justified in exceptional circumstances. It is not the intention of the Council to undertake a review of Green Belt boundaries in order to accommodate the scale of development that is currently planned for. The intention is therefore to reconfirm existing Green Belt boundaries. In the longer term, a strategic Green Belt review is likely to take place across the Sheffield City Region which will assess the role and function of the Green Belt, and it is possible that this could trigger a review of the Local Plan. More immediately however, given the scale of need for affordable housing in the North of the District, limited opportunities to deliver affordable housing to meet local needs in the Green Belt may be justifiable in some circumstances.

5.58 The North East Derbyshire Green Belt covers a substantial part of the District, located between Sheffield and Chesterfield in the north, Chesterfield and Wingerworth in the south, and also the land west of Chesterfield to the Peak Park boundary. It surrounds the towns of Dronfield, Eckington and Killamarsh. First drawn up in 1955, it was adopted in 1986 and carried forward in the North East Derbyshire Local Plan, (adopted 1999). The Green Belt was subsequently reviewed in the successor Local Plan (adopted 2005).

Affordable Housing Exception to Green Belt Policy

5.59 An essential part of developing the evidence base for the new Local Plan has been in assessing the capacity of the District to accommodate new development, and the extent of constraints. The Council has undertaken work to identify the detailed capacity of the settlements in the north of the District for new housing. The Northern Settlements Housing Capacity Study 2012 found that the area only has capacity for 50 dwellings per year on land outside of the Green Belt.

5.60 The Council has therefore sought to identify whether there are opportunities to establish whether the development needs of local communities, primarily for affordable housing, could be accommodated on specific sites currently covered by the Green Belt, without undermining the overall role and purpose of the Green Belt across the District. This review has taken place in response to evidence, particularly the Housing Needs, Market, and Affordability Study (HNMAS) (2012) which identifies significant need for affordable housing in the North of the District, but also clearly acknowledges the impact of the Green Belt in constraining development within this area.

5.61 In these circumstances, it remains the view of the Council that the high level of local need for affordable homes and the limited supply of unconstrained land (particularly in the north of the District) is sufficient to justify a policy approach to exceptions in the Green Belt (See Policy LP13 (Exception sites for Affordable Housing). An inability to address this issue would amount to a failure to plan properly for housing in the area, including in the District’s three northern towns, and would put increased pressure upon other parts of the District.

Non- Strategic Green Belt Alterations

5.62 The NPPF indicates that Green Belt boundaries should only be designated or altered through the preparation of a Local Plan. The Local Plan Part 2 (Sites & Boundaries) provides an opportunity to review boundaries and amend them where there are proposed allocations or where there are shown to be existing anomalies.

5.63 It is important to make the distinction between the short term localised review of Green Belt sites in order to meet the identified need for affordable housing, and a longer term strategic review of the Green Belt across the Sheffield City Region. This Plan is concerned only with the potential local delivery of affordable housing in the Green Belt, as set out in Policy LP13 (Exception sites for Affordable Housing).

(2) Strategic Green Belt Review

5.64 North East Derbyshire forms part of the Sheffield City Region (SCR). Work on delivering growth at the SCR level is likely to include strategic review of the Green Belt, undertaken alongside partners in the SCR, to help inform the wider strategic considerations and suitable locations for growth across the City Region. If this takes place, the District Council may need to undertake an early review of the Local Plan which will explore the potential for higher growth options in a co-ordinated way, and their implications for sustainability and deliverability.

(25) Policy LP7: North East Derbyshire Green Belt

Within the North East Derbyshire Green Belt as shown on the Policies Map, the construction of new buildings will be regarded as inappropriate and will not be permitted. Exceptions to this, where they accord with other policies in the Plan are:

  1. Buildings necessary for the purposes of agriculture or forestry;
  2. Provision of appropriate facilities for outdoor sport and outdoor recreation, and for cemeteries, which preserve the openness of the Green Belt and do not conflict with the purposes of including land within it;
  3. Limited and proportionate extensions or alterations to a building;
  4. Replacement of an existing building for the same use, providing it is not materially larger than the one building it replaces;
  5. Limited infilling in villages, and limited affordable housing in accordance with Policy LP14: Type & Mix of Housing;
  6. Limited infilling or the partial or complete redevelopment of previously developed land which would not have a greater impact on the openness of the Green Belt than the current use.

Other forms of development which may be appropriate in the Green Belt, provided it preserves the openness and does not conflict with its purpose include:

  1. Mineral extraction
  2. Waste development
  3. Engineering operations
  4. Transport infrastructure which can demonstrate a requirement for a Green Belt location
  5. The re-use or conversion of an existing building which is of permanent and substantial construction
  6. Development brought through a Community Right to Build Order; and
  7. Large scale renewable energy projects where very special circumstances can be demonstrated.

Key Evidence Base

  • National Planning Policy Framework

You told us that...

The Plan needs to recognise the importance of the Green Belt and preserve its openness from inappropriate development. The majority of local residents want to maintain the Green Belt boundary, although some feel that Green Belt land should be released for development.

Alternative Options considered but not selected...

None

The NPPF tells us that...

Inappropriate development is harmful to the Green Belt and should not be approved except in very special circumstance. LPAs should respect the permanence of the Green Belt. When setting boundaries, they should ensure consistency with the Local Plan’s strategy, not include land which it is unnecessary to keep open; where necessary, identify areas of safeguarded land for long term development needs, which should not be allocated at the present time; satisfy themselves that Green Belt boundaries will not have to be altered at the end of the Plan period; and define boundaries using physical, permanent features.

The construction of new buildings in the Green Belt should be regarded as inappropriate, but there are exceptions, which include permitting limited infilling or the partial or complete redevelopment of previously developed sites, either redundant or in continuing use.

Policy implements Local Plan Objective: D3

How will the policy be monitored?

Indicator: Number of planning applications and type of development approved in the GB under this policy

Target: 0 planning applications approved in the GB contrary to this policy

Trigger for Review: Applications approved with no exceptional circumstances demonstrated

Local Settlement Gaps

5.65 Across the south sub area of the District the settlement pattern is an important contributor to the wider landscape character of the area and is characterised by large villages and the town of Clay Cross, a number of which lie in relatively close proximity to one another. A particular concentration of settlements can be found along the A61 and the A6175 road corridors where the perception of breaks between villages is often very weakly defined. In some areas previous growth has led to the coalescence of settlements or the narrowing of open space between them, such that their individual identities and sense of separation has been significantly eroded. The rolling terrain of this part of the District sometimes exacerbates the perceived erosion of settlement identity and visual separation as villages and towns fall within the same views from elevated areas.

5.66 The erosion of settlement separation and identity not only has landscape character, cultural and historic impacts, but can also give rise to environmental and community issues, when settlements coalesce or separation is severely reduced through urban growth. The remaining ‘sense of place’ can be harmed and the important habitat and recreational roles that green spaces around settlements play can be eroded.

5.67 In light of the housing and growth targets set out in the Plan, there is an expectation that some further Greenfield sites will need to be released for housing and employment development. Given the community and cultural importance of settlement identity and the gradual erosion of settlement separation in the south sub-area of the District, a network of areas known as Local Settlement Gaps has been established. In these areas, urban expansion from established settlement limits will be resisted. Map 6 shows the broad extent of the recommended areas.

5.68 Proposals will be assessed on the basis of their impact on the functionality of the identified Local Settlement Gap. Local Settlement Gap functionality is defined as: The role that undeveloped space serves in maintaining the distinct or remaining separation between a town or village with one, or more, other settlements (whether or not within North East Derbyshire District itself) and in doing so, defining settlement identity and avoiding coalescence between settlements.

5.69 Where new development over the plan period creates new pressures on areas which may threaten the identity or separation between settlements, the position will be reviewed and consideration will be given to the identification of additional Local Settlement Gaps in the Local Plan Part 2 or in future reviews of the Local Plan. This could include the need for collaboration with neighbouring authorities over potential cross boundary issues arising from new growth and development in each authority’s area.

(11) Policy LP8: Local Settlement Gaps

Development proposals within those areas identified on the Policies Map as Local Settlement Gaps, which would serve to remove or reduce the settlement separation and identity functions of those areas, will not be permitted, unless the benefits of the proposals would significantly and demonstrably outweigh the adverse impacts on Local Settlement Gap functionality.

Key Evidence Base

  • National Planning Policy Framework
  • Local Settlement Gaps Study 2014

You told us that...

The Plan should protect the local identity of settlements and preserve the open space between them. One of the concerns local residents raised with regard to development, is the loss of village character and identity.

Alternative Options considered but not selected...

Omitting a policy would leave areas critical to maintaining the character and identify of particular settlements with no protection from new development.

The NPPF tells us that...

A core principle of planning should be to take account of the different roles and character of different areas, promoting the vitality of our main urban areas, protecting the Green Belts around them, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it. Also planning should be plan-led, empowering local people to shape their surroundings.

Policy implements Local Plan Objectives: D2, D4, S5

How will the policy be monitored?

Indicator: Number of planning applications and type of development approved in the LSGs

Target: 0 planning applications approved in LSGs without mitigation

Trigger for Review: Applications approved with no mitigation

(1) Map 7: Recommended Local Settlement Gaps

Proposed Candidate Local Settlement Gaps for the South Sub-Area of NEDDC

Development on Unallocated Sites within Settlement Development Limits

5.70 In addition to the development of sites allocated in the Plan, opportunities will exist throughout the plan period for additional development where it is appropriate to the scale and function of the settlement in which it is located. Such opportunities will mainly comprise of residential development on previously developed land, as well as conversions and the redevelopment of existing buildings. Policy LP9 (Development on Unallocated Sites) also covers proposals for development such as live/work units, specialist accommodation, small scale retailing, and employment uses not covered by policies elsewhere in the Plan.

5.71 This Policy applies to development proposals within Settlement Development Limits. Development proposals outside of built up areas will be considered against Policy LP10 (Development in the Countryside). Greenfield allocations will be allocated in the Local Plan or in Neighbourhood Plans. This approach complies with the plan-led approach advocated in national policy (NPPF); since the Local Plan has identified a housing provision for the District and, through allocations, sufficient land to meet a five year supply of housing land on adoption of the Local Plan Part 1. Further land outside Settlement Development Limits is therefore not required to meet this need. However the Council recognises that it is critical to monitor the delivery of allocated sites to ensure that sufficient housing is coming forward and that a five year supply of deliverable sites continues to be available. If it becomes clear that this is not the case, the allocations in the Plan will be reviewed.

(6) Policy LP9: Development on Unallocated Land within Settlement Development Limits

All development proposals on sites within Settlement Development Limits that are not allocated in the Local Plan or in a Neighbourhood Plan, will be permitted, provided that the proposed development:

  1. Is appropriate in scale, design and location to the character and function of the settlement; and
  2. Does not result in the loss of a settlement’s last remaining community building or facility (of the type which is the subject of the proposals) unless it can be demonstrated that it is no longer viable or is not the subject of a Community Right to Bid, and
  3. Is compatible with, and does not prejudice any intended use of adjacent sites and land uses.
  4. Accords with other policies of the Plan

Key Evidence Base

  • National Planning Policy Framework
  • Localism Act (2011)

You told us that...

Development should preferably take place on previously developed land within settlements, and respect the local character of the settlement.

Alternative Options considered but not selected...

None

The NPPF tells us that...

The presumption in favour of sustainable development should be applied when assessing and determining development proposals that are not allocated in the Local Plan or Neighbourhood Plan. Pursuing sustainable development involves seeking positive improvements in the quality of the built, natural, and historic environment, as well as in people’s quality of life, including making it easier for jobs to be created in towns and villages, achieving net gains for biodiversity, achieving better design and better places, as well as widening the choice of high quality homes.

Policy implements Local Plan Objectives: D1, D2, D5, D7, D18.

How will the policy be monitored?

Indicator: Number and percentage of housing units completed on unallocated sites, by settlement and by sub-area

Target: None

(1) Development in the Countryside

5.72 As a general principle, new development will be directed to sites within Settlement Development Limits, or sites allocated for development, whilst the countryside will be protected from inappropriate development, in accordance with Policy LP1 (Sustainable Development). Land which is not within a Settlement Development Limit, if not allocated for development, will be treated as ‘countryside’.

5.73 As well as providing leisure and recreational opportunities the countryside is a constantly changing workplace. It is necessary to balance and integrate the requirement to protect the countryside with the need to sustain and encourage the vitality and viability of the rural economy, including agriculture and tourism. Whilst many of the activities in the countryside are outside the scope of the planning control, there are other forms of development which can be accommodate without detrimental effect on the countryside.

5.74 There is a range of buildings in the countryside which are no longer suitable for their original purposes. The majority are likely to be agricultural buildings, but there may be other buildings which are no longer in use for their original purpose and for which an alternative use is being sought. Many of these buildings make a positive contribution to the character and appearance of the area. Provided that they are structurally sound, conversion of these buildings, for example to employment or community use, visitor accommodation or housing, can safeguard their future. By re-using existing resources, conversions can also meet the aims of sustainable built development. However there are some buildings which are not suitable for conversion, including those which are structurally unsound, roofless, missing substantial sections of wall, or so ruined that only vestiges remain of the original structure; of temporary construction; eyesores which should be removed in the interests of landscape conservation; unsuitable in terms of size and forms of construction; or at risk of flooding.

5.75 New buildings should respect the style, and character of the locality. Proposals for new buildings in the countryside outside of existing settlements and not on land allocated for development will be strictly controlled. There are, however, some small settlements that do not currently have a Settlement Development Limit, but have identified requirements that can in part be addressed through new development, as detailed in Appendix A and in the Settlement Hierarchy Background Paper. Policy LP24 allows for sites to be allocated in all small settlements.. Proposals for development in small settlements which is in addition to the allocations will be considered under the broader provisions of this policy, LP10.

(11) Policy LP10: Development on Unallocated Land in the Countryside

Development proposals in countryside locations outside the Settlement Development Limits will only be approved where it can be demonstrated that they fall within one or more of the following categories:

  1. Involve a change of use; replacement building, or re-use of vacant, derelict or previously developed land;
  2. Are necessary for the efficient or viable operation of agriculture, horticulture, forestry and other appropriate land based businesses, including the diversification of activities on an existing farm unit;
  3. Are small scale employment uses related to local farming, forestry recreation, or tourism;
  4. Secure the retention and/or enhancement of a community facility;
  5. Are in accordance with an adopted Neighbourhood Plan

In all cases, where development is considered acceptable, it will be required to respect the form, scale and character of the landscape, through careful sitting, design and use of materials.

On unallocated land within small settlements and very small villages and hamlets (as defined in the Settlement Hierarchy) that do not have a Settlement Development Limit, new dwellings which fill a gap in or are on the edge of an existing well defined nucleated group of 5 or more dwellings will be permitted provided that there is:

  • an acceptable impact on the settlement and landscape character
  • provision of or contribution through a commuted sum for affordable housing in accordance with Policy LP12: Housing Need, Range & Choice)
  • design that is sympathetic to existing built form
  • a scale of development which is appropriate to the existing settlement
  • provision of types of dwellings that contribute to a well balanced mix

Key Evidence Base

  • National Planning Policy Framework

You told us that...

Development in the countryside should be limited. Local residents raise concerns over the protection of the countryside and the impact of development on the landscape.

Alternative Options considered but not selected...

Failing to include such a policy would leave the countryside subject to unplanned development, failing to meet the requirements of NPPF and resist unsustainable development patterns.

Not recognising the needs of certain rural communities would not provide for their development requirements to sustain viable communities.

The NPPF tells us that...

We should recognise the intrinsic character and beauty of the countryside and support thriving rural communities within it, A strong rural economy should be promoted by Local Plans.

Policy implements Local Plan Objectives: D7, D8, D9

How will the policy be monitored?

Indicator:Appeals upheld contrary to policy

Target: None upheld at appeal

Trigger for Review: increasing trend of appeals upheld contrary to policy

5.76 The Key Diagram summarises the key elements of the Spatial Strategy across the District.

Key Diagram

Key Diagram

3 The justification and evidence for the housing provision is set out in detail in the Housing Topic Paper (ref) and subsequent documents. 4 The IMD is a UK government qualitative study of deprived areas in English local councils.
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