The Local Plan

The Stevenage District Plan Second Review, 1991 – 2011 is a complete review of the Stevenage District Plan Review, Adopted 1994.

It will therefore become the statutory District Plan once it is adopted and together with the Hertfordshire County Structure Plan will form the Development Plan for Stevenage.

There is a need to review the Plan as there have been a significant number of changes since the District Plan was prepared and adopted.

These changes include:

(a) a new regional strategy for the South East has been produced by the South East Regional Planning Conference (SERPLAN) and this has been incorporated into the Regional Planning Guidance Note for the South East (RPG9) which was published by the Department of the Environment in March 1994;

(b) the County Council has adopted a new Structure Plan for the period up to 2011;

(c) a number of new and revised Planning Policy Guidance Notes (PPGs) have been published which have updated government advice on planning issues;

(d) environmental issues have increased in significance and there is now a need for development plans to help in ensuring that future growth and development is sustainable; and

(e) Section 54A of the Town and Country Planning Act 1990 (as amended) has given increased prominence to the development plan and the preparation of district wide local plans is now a statutory requirement.

It is also a statutory requirement to keep the Plan up to date. A full review of the Stevenage District Plan Review, 1994 is therefore necessary to provide an up to date framework for planning and controlling development in Stevenage for the period up to 2011.

Scope of the Plan

The District Plan is a land use planning document and it cannot include policies or proposals which are not related to the development or use of land. The text of the Plan may mention issues, concerns and non land use considerations which may have been taken into account in drafting the Plan.

Issues which are outside the scope of the planning legislation and guidance cannot be included as specific policies or proposals.

Timescale

This Plan covers the period up to 2011 in accordance with the Hertfordshire Structure Plan Review 1991 – 2011, Adopted 1998.

Stages of the District Plan Review

This deposit draft of the Stevenage District Plan Second Review has been prepared following extensive public consultations in 1998. The report of consultations accompanies this Deposit Draft Plan. Many of the issues raised in the consultations have been addressed in this Plan, along with new issues that have arisen since. This Plan is now being placed on Deposit for formal representations to be made.

Town Wide Policies - A Strategy for the District Plan Introduction

The key issues which the overall strategy for the District Plan must address are: explicitly for the first time, sustainability; those matters which the County Structure Plan Review Approved 1998 (the Structure Plan) emphasises and are relevant to Stevenage; government guidance; and those issues which the Borough Council considers important in terms of land use planning policies. Policies relating to issues of Town-wide significance are set out in this chapter. Policies relating to specific land allocations and specific topics are set out in the following chapters. A key element of this District Plan is the incorporation of the principles of sustainable development into the policies of the Plan. Sustainable development was defined by the World Commission (Bruntland definition) as: "Development that meets the needs of the present without compromising the ability of future generations to meet their own needs or aspirations". Being the first new town, Stevenage is at the forefront of creation of planned settlements. It provides opportunities for housing, leisure, employment and retailing close to home to meet peoples’ needs. The housing areas are based on neighbourhoods with everyday facilities within a short walking distance. It has an extensive segregated cycle way network that reduces reliance on the car for journeys within the Town. There are facilities for public transport (bus and rail) which converge in the Town Centre and this again helps to reduce dependency on the private car. All of these are important factors in providing a good quality of life for residents in the Town whilst minimising the impact on the worlds non renewable resources. The main issues which must be addressed by the Town-wide strategy are: to provide land for a wide range of development requirements and facilities to meet local needs - for housing (including affordable housing), employment, shopping, social, community and leisure uses; to provide a framework for the Stevenage West development; to maintain and enhance the urban structure of the Town in terms of the built form, the natural environment and the open spaces whilst providing development opportunities; to maintain the neighbourhood structure of the Town and thus the local service provision within each neighbourhood including open space, social, community and leisure facilities and local shopping; to maintain and enhance the sub-regional role of the Town, thus providing a wide range of shopping and leisure facilities; and to maintain and enhance the quality of the environment. Within the elements of the Town-wide strategy set out in (a) to (f) above there is obviously a need to provide a balance between protecting the environment and ensuring that local needs are met. It is the purpose of this Plan to ensure that this balance is maintained. The development promoted in the Structure Plan at Stevenage West lies partly within the Borough of Stevenage and partly in North Hertfordshire. One of the major considerations of the County Council in identifying this site, and supported by the Examination In Public (EIP) Panel, was the suitability of this location for a strategic housing allocation and the opportunities for a sustainable form of development integrated with Stevenage. Policies throughout this Plan apply to the development which are supplemented by specific policies in the Stevenage West Chapter. In all cases, policies in the Plan should be read in conjunction with all other relevant policies. For ease of use only, specific cross references are identified (, but this does not imply that these are the only cross referenced policies or links here are stronger than elsewhere in the Plan.

SUSTAINABILITY AND MEETING LOCAL NEEDS One of the main elements of the District Plan strategy is to meet local needs, not only in the provision of housing, jobs, leisure, community, shopping and transport services but also in terms of protecting the environment. To meet these needs this Plan will guide and allocate the scarce resource of land as effectively as possible. As the physical development of the Town is limited by its administrative boundary it is essential that a balance is maintained between competing land uses. This Plan has specifically allocated land to meet local needs, this is based on the presumption that land and buildings already existing in particular uses will, in the main, continue in such uses. This does not mean that changes to the use of land or buildings not allocated in this Plan will in all cases be refused. However, it is necessary to ensure that in the main existing land uses are maintained and that changes other than those specifically allocated in this Plan should be minimised. Sustainability is not only about minimising the impact on the environment, it relates to meeting peoples’ needs, now and in the future. In the development of this Plan a considerable amount of public consultation has been undertaken through focus groups, market research and the "Key Issues for Public Consultation" document. This approach accords with Structure Plan Policy 3, ‘Comprehensive Settlement Appraisals’.

POLICY TW1 : SUSTAINABLE DEVELOPMENT The Policies in this plan seek to enable activities and development in Stevenage to be carried out consistently with the principles of sustainable development and the general aims set out in Policy 1 of the Hertfordshire County Structure Plan REVIEW 1991 - 2011.

URBAN STRUCTURE Other major elements in the strategy of the District Plan are the maintenance of the urban structure of the Town (minimising "town cramming") and integrating the development at Stevenage West with the existing Town. This will ensure that the inherent quality of the environment of Stevenage is maintained and enhanced. The New Town was planned using the principle of neighbourhood development which provided the residents of Stevenage with a unique living environment. Therefore local facilities for shopping, social, education, community and leisure activities are provided within each neighbourhood. In addition, the development of the Town was based on broad landscape and open space policies. The Master Plans incorporated existing natural land forms and landscaping into the development thus determining the form of the Town. These areas need to be maintained and enhanced to ensure they continue to play their role within the urban structure of the Town. Several of the open spaces also serve to alleviate the risk of flooding, storing and controlling surface water run off. The Environment and Leisure and Recreation Chapters of this Plan identify specific elements of the urban structure of the Town such as areas of "Principal Open Space" and woodlands which form significant landscape features or form "Green Links". Policies to protect all these individual elements are included in the relevant chapters. It is, however, necessary to provide a Town-wide policy relating to all the elements which make up the urban structure of the Town so avoiding over-development through "town cramming", enabling the protection of open spaces and maintaining the natural environment. There will be specific cases where individual elements of the urban structure serve more than one purpose. An example is the water meadows in the Town which are both important areas of open space, of nature conservation value and essential to the operations of the water authorities. Where this is the case, it is not the purpose of the Town-wide Urban Structure policy to restrict the ability of the statutory undertaker to fulfil their obligations in relation to surface water management. However, should such areas of open space become surplus to operational requirements, their importance in terms of the urban structure of the Town will still be vital.

POLICY TW2 : URBAN STRUCTURE DEVELOPMENT PROPOSALS WILL NOT BE PERMITTED WHICH INVOLVE THE LOSS OF DESIGNATED OPEN SPACE OR NATURAL ENVIRONMENTAL FEATURES WHICH FORM PART OF THE URBAN STRUCTURE OF THE TOWN AND WHICH FULFIL ANY ONE OF THE FOLLOWING CRITERIA: (A) A SIGNIFICANT LANDSCAPE FEATURE OR OF SIGNIFICANT LANDSCAPE QUALITY; OR (B) PART OF AN INTEGRAL GREEN LINK WITHIN OR THROUGH THE TOWN AS DEFINED IN POLICY EN10; OR (C) PROVIDES AN IMPORTANT TOWN-WIDE, LOCAL OPEN SPACE OR AMENITY AREA, EITHER IN TERMS OF ECOLOGICAL VALUE OR AS AN INFORMAL OR FORMAL OPEN SPACE FOR LEISURE OR RECREATION; OR (D) AN IMPORTANT VISUAL OR PHYSICAL FEATURE IN THE NEIGHBOURHOOD OR THE TOWN; OR (E) HAS PARTICULAR HISTORIC OR OTHER SPECIAL CHARACTERISTICS; OR (F) PROVIDES THE OPPORTUNITY FOR PUBLIC LEISURE OR RECREATIONAL PURPOSES WHICH ARE NEEDED IN THE NEIGHBOURHOOD OR TOWN-WIDE; OR (G) FORMS PART OF THE SYSTEM OF WATER MEADOWS, WATER STORAGE PONDS OR IS WITHIN FLOOD PLAINS AS DEFINED BY THE ENVIRONMENT AGENCY; OR (H) UNDERMINES THE PLANNED NEIGHBOURHOOD LAYOUT OF THE TOWN OR RESULTS IN THE LOSS OF COMMUNITY FACILITIES. ( Policy EN10 NEIGHBOURHOODS The development of the Town was based on the neighbourhood principle. It therefore provides residents with local shopping, services, leisure, social and community facilities within their immediate vicinity. It is part of the strategy of this Plan to ensure that the principle of neighbourhoods is retained and such facilities continue to be provided. Since their inception, changes in lifestyles and their role has altered significantly. Specific policies on the provision of services and community facilities are in the relevant chapters, but in general, the Borough Council will resist the loss of any part of the neighbourhood provision unless it is satisfied there is no local need for the facility. However, the Borough Council will wish to ensure that any loss of community or social facilities on a town-wide or neighbourhood basis does not have a detrimental effect on the provision of that service.

POLICY TW3 : EXISTING NEIGHBOURHOOD FACILITIES DEVELOPMENT PROPOSALS WILL NOT BE PERMITTED WHICH INVOLVE THE LOSS OF NEIGHBOURHOOD FACILITIES EXCEPT WHERE IT IS PROVEN THAT THERE IS EITHER NO NEED FOR THE FACILITY OR NO DEMAND FOR ALTERNATIVE SOCIAL, COMMUNITY, EDUCATION OR LEISURE USES.

POLICY TW4 : NEW NEIGHBOURHOOD CENTRES MAJOR NEW RESIDENTIAL DEVELOPMENTS SHOULD PROVIDE A NEIGHBOURHOOD CENTRE OR ENHANCE EXISTING PROVISION. THE SUB - REGIONAL ROLE The Town has a sub-regional role in terms of shopping and leisure services. This means that there is a wider range, type and size of service related to shopping and leisure uses than would usually be provided in relation to the size of the Town. In performing this role it therefore provides facilities for a larger number of people than those living in the Town and enables residents of Stevenage to have a wider choice and range of services. To a certain extent the Town Centre’s sub-regional role has declined over the past twenty years with new forms of retailing and developments in nearby towns. The Council is keen to ensure that its sub-regional role is strengthened. The role of the Town as a sub-regional centre has implications in terms of services to be provided and car parking requirements to maintain this role and these will be considered in detail in later chapters. However, in general terms the Borough Council is committed to maintaining the Town's sub-regional role. Over the past decade the Town's sub-regional role has been threatened by the development of other sub-regional centres, as well as improved transport and changes to shopping patterns. This has resulted in people travelling further to shop, contrary to the principles of sustainability. The Council is committed to retaining and enhancing the Town's sub-regional role and promoting town centre regeneration as set out in detail in the Town Centre and Retail Chapter. Stevenage is also a sub-regional employment centre, as the wide range of companies located in the Town’s employment areas and other commercial areas provide jobs not only for Stevenage’s residents but also for people living in the wider area around the Town. Stevenage is one of the few towns in Hertfordshire that has a balance between in and out commuting for employment. In the interests of sustainable development and retaining the Town’s sub-regional employment role, the Borough Council will seek to ensure that this balance is maintained. The Employment Chapter sets out how the Plan will contribute towards this objective.

POLICY TW5 : SUB - REGIONAL ROLE OF STEVENAGE DEVELOPMENT PROPOSALS WHICH ENHANCE AND SUPPORT THE ROLE OF THE TOWN AS A SUB-REGIONAL CENTRE FOR SHOPPING, EMPLOYMENT AND LEISURE WILL BE PERMITTED SUBJECT TO THERE BEING NO DETRIMENTAL EFFECT ON THE LOCAL ENVIRONMENT. THE ENVIRONMENT Detailed environmental issues are dealt with in Chapter 7 of this Plan. However there are two general environmental issues which are key elements in the strategy for this Plan. One concerns the protection of open land around the edges of the Town and relates to the definition of the inner Green Belt boundary around Stevenage. The second relates to the need to safeguard the environment by ensuring that where development does take place, certain standards and criteria are adhered to, thus providing the highest possible standard of development. Green Belt The general area of the Metropolitan Green Belt is defined in the Structure Plan and extends around London for some 12-15 miles, with limited extensions along the main radial transport corridors. One of these radial extensions is along the A1(M) and extends northwards beyond Stevenage. This means that the Green Belt surrounds Stevenage, although the main urban area is excluded. PPG2 sets out the purposes for Green Belts as: (a) to check the unrestricted sprawl of large built-up areas; (b) to prevent neighbouring towns from merging into one another; (c) to assist in safeguarding the countryside from encroachment; (d) to preserve the setting and special character of historic towns; and (e) to assist in urban regeneration, by encouraging the recycling of derelict and other urban land. In PPG2 the Government states that it attaches great importance to the Green Belt and reaffirms its primary characteristic as one of permanence and its protection as essential. Adjustments to the Green Belt boundary are included in this Plan and are referred to and explained in paragraphs 2.6.8 – 2.6.11. For the purposes of controlling development in the Green Belt, in the Area of Special Restraint and in the Local Rural Areas, it is necessary to provide three general policies. The Green Belt policy is in accordance with that set out in Structure Plan Policy 5 and the criteria in PPG 2.

POLICY TW6 : GREEN BELT WITHIN THE GREEN BELT, EXCEPT IN VERY SPECIAL CIRCUMSTANCES, PLANNING PERMISSION WILL NOT BE GRANTED FOR THE CONSTRUCTION OF NEW BUILDINGS, FOR THE CHANGE OF USE OR RE-USE OF EXISTING BUILDINGS OR LAND FOR PURPOSES OTHER THAN: (A) AGRICULTURE AND FORESTRY; OR (B) OUTDOOR SPORT; OR (C) CEMETERIES; OR (D) LIMITED EXTENSION, ALTERATION OR REPLACEMENT OF EXISTING DWELLINGS; OR (E) OTHER USES APPROPRIATE TO A RURAL AREA. Area Of Special Restraint The concept of safeguarding land between the urban area and the Green Belt which may be required to meet longer term development needs beyond the Plan period, is set out in central government advice. This review of the District Plan has considered the designation of such areas, which are to be named "Areas Of Special Restraint" (ASR). One ASR is shown on the Proposals Map to the east of North Road. Within the ASR development within the plan period will only be permitted for those uses that would be permitted in the Green Belt and that do not prejudice its ability to be used for other development beyond the plan period.

TW7 : AREA OF SPECIAL RESTRAINT Within the area of Special restraint shown on the proposals map, uses will only be permitted that would be permitted in the green belt and that do not compromise its ability to be developed for other uses in the future. (Policy TW6 Local Rural Areas Local Rural Areas are shown on the Proposals Map at north Stevenage and at The Bury on Rectory Lane. The Local Rural Areas are to be safeguarded for meeting longer term development needs other than uses that would be appropriate in the Green Belt. However, within the Local Rural Areas if development proposals for leisure, recreation, social and community needs come forward in the Plan period, the Borough Council will consider them in relation to meeting the longer term needs of leisure, recreation, social and community needs in Stevenage.

POLICY TW 8 : LOCAL RURAL AREAS LOCAL RURAL AREAS ARE SHOWN ON THE PROPOSALS MAP. IN THESE AREAS PLANNING PERMISSION WILL NOT BE GRANTED FOR THE CONSTRUCTION OF NEW BUILDINGS, FOR THE CHANGE OF USE OR RE-USE OF EXISTING BUILDINGS OR LAND FOR PURPOSES OTHER THAN: (A) AGRICULTURE AND FORESTRY; OR (B) OUTDOOR SPORT; OR (C) CEMETERIES; OR (D) OTHER USES APPROPRIATE TO A RURAL AREA; OR (E) USES REQUIRED TO MEET THE LONGER TERM NEEDS OF STEVENAGE FOR LEISURE, RECREATION, SOCIAL AND COMMUNITY NEEDS. Green Belt Adjustments It is part of the District Plan process to review the Green Belt boundaries. The context of these changes comes from Structure Plan Policy 5 which states that "Boundaries of the Green Belt around towns may be reviewed in local plans for the purposes of limited peripheral development…" . The Structure Plan also states that it will be necessary to review the Green Belt boundary to the west of the Town which "will take account for the long term possibility of a total development of 10,000 dwellings". It is also necessary to ensure that any proposals affecting the Green Belt boundary review should be related to a timescale which is longer than that adopted for other aspects of the Plan, i.e. beyond 2011. Where adjustments to the Green Belt boundary are made they should, where possible, use readily recognisable features such as roads, streams and woodland edges. This Plan proposes Green Belt boundary reviews in the following parts of the Town, to take into account the longer term development needs of Stevenage: (a) south of Hertford Road at Bragbury End; (b) east of North Road known as Forster Country; and (c) west of the A1(M) to accommodate the strategic housing development. In area (b) above, an Area of Special Restraint is proposed to ensure that the Borough’s needs for housing land are met within this Plan period whilst making longer term provision to meet local needs. Forster Country The Borough Council considers that the area known locally as Forster Country should be protected from development. However, there is no generally accepted boundary for the area. In considering where to draw the Green Belt boundary in this area, the Borough Council has taken the view that the most prominent and attractive part is the area which lies to the north of St Nicholas Church. The Borough Council is therefore defining this area as "Forster Country" by retaining the Green Belt allocation in this area, as shown on the Proposals Map Environmental Safeguards The Borough Council is concerned to ensure that the quality of the Town is maintained and enhanced in terms of the standard of development. The current Environmental Safeguards will be reviewed to take account of sustainability aims and criteria together with the Government’s revised Planning Policy Guidance regarding transport and access. For the purposes of this Plan, the Environmental Safeguards Development Control Standards and Criteria shall be referred to in all other policies only as the Environmental Safeguards.

POLICY TW9 : ENVIRONMENTAL SAFEGUARDS ALL DEVELOPMENT PROPOSALS WILL BE REQUIRED TO COMPLY WITH THE ENVIRONMENTAL SAFEGUARDS, DEVELOPMENT CONTROL STANDARDS AND OTHER SUPPLEMENTARY PLANNING GUIDANCE UNLESS EXCEPTIONAL CIRCUMSTANCES EXIST. Good design standards are equally important for all developments, from the householder who requires a small extension to their house, to the largest residential and employment developments. All developments must meet the standards and criteria set out in the Borough Council's Environmental Safeguards. These standards include car parking provision for example, and the criteria refer to such matters as privacy, overlooking and noise. The Safeguards will also provide more detailed guidance on specific design issues including safety and security, disabled access, and energy and water conservation.

POLICY TW10 : QUALITY IN DESIGN ALL FORMS OF DEVELOPMENT WILL BE REQUIRED TO meet A HIGH STANDARD OF DESIGN INCLUDING: (A) FORM OF BUILT DEVELOPMENT; AND (B) ELEVATIONAL TREATMENT; AND (C) mATERIALS; AND (D) INTEGRATION WITH THE URBAN FABRIC OF THE tOWN; aND (E) rELATIONSHIP BETWEEN BUILDINGS AND OPEN SPACE. Planning Requirements The statutory framework for planning requirements is set out in Circular 1/97, "Planning Obligations". Appendix B states: "Properly used, planning obligations may enhance the quality of development and enable proposals to go ahead which might otherwise be refused…… When used in this way they can be key elements in the implementation of planning policies in an area." The Borough Council wishes to ensure that, where development is proposed, sufficient control can be exercised to safeguard the environment and amenities of the Town. Developments often have effects or requirements that have impacts beyond the site. There may be additional pressure on facilities in the Town resulting from (particularly large) developments. The effects from developments will be controlled by planning conditions and legal agreements where appropriate.

TW11 : PLANNING REQUIREMENTS developers WILL BE REQUIRED to enter into a legal undertaking that ensures works, facilities, services and other impacts that are RELATED TO THE PROPOSED DEVELOPMENT AND WHICH ARE necessary to granting of planning permission are funded by the developer. IT WILL BE NECESSARY, WHEN EXAMINING THE CONSEQUENCES OF A DEVELOPMENT TO VIEW ITS EFFECTS IN COMBINATION WITH OTHER RELATED DEVELOPMENT PROPOSALS. HOUSING INTRODUCTION During the past few decades a number of major changes have taken place, which have influenced local housing needs. Population trends indicate a gradual increase in the overall number of people; however, one of the most significant influences on local housing need has been the increase in the number of new households forming. This has a major impact on the need for housing in Stevenage. The households forming tend to be smaller, as young people move away from home at an earlier age. There is also an increased incidence of family break up and an increase in life expectancy. While this does not directly translate into a need for one-bedroom houses, the majority of houses in Stevenage have three or four bedrooms and tend to be unsuitable for these types of households. The majority of people moving into Stevenage during the 1950’s and 60’s had young families. Many of these original New Town residents are now retired or approaching old age but still occupy three or four bedroom houses, because of the limited number of bungalows or small units available. The provision of suitable smaller dwellings is therefore a priority to meet the needs of smaller households, and to free up under-occupied family housing in the Town. Stevenage is in an area of relatively high house prices, which means that house buying is beyond the financial reach of a significant number of local people. The limited number of small properties, a marked absence of private rented accommodation and a lack of older properties suitable for conversion exacerbate this problem. As this Plan has been produced to be in conformity with the Structure Plan, it must ensure that sufficient land is provided to meet the strategic housing requirement for Stevenage of 5,700 dwellings between 1991-2011. The Borough Council is also required by central government to ensure a five-year supply of land for housing. This is calculated relative to the Structure Plan requirement. Stevenage is a planned new town with only limited opportunities for new housing development. Because of this it is important that land allocated for housing should be retained to meet local needs. In identifying sites for housing development, the open nature of the Town must be considered and reflected in the development of the sites themselves to prevent town cramming. In 1997, land identified as available for housing development in Hertfordshire fell short of the requirement for the County. Through joint working, Stevenage West was identified as the most sustainable option for development to meet housing needs. This site has been allocated through the Structure Plan and consequently through the District Plan in order to meet Structure Plan requirements. In addition to this, the Borough Council needs to allocate further sites to meet its housing requirement and conform to Policy 9 in the Structure Plan. The Borough Council believes that new housing provision should meet the needs of local people. These needs include existing residents in unsatisfactory accommodation because it is either the wrong size or shared; the homeless; existing residents forming new households and those who cannot afford appropriate accommodation or a combination of these issues. Special policies are therefore included in this chapter to ensure that these identified needs are met as far as possible. In addition policies to meet specialist needs such as provision for the elderly, as well as more general needs, are included. As there is a finite supply of housing, the existing housing stock must be used efficiently through retention, conversion or improvement, to ensure maximum benefit to the community.

HOUSING LAND SUPPLY One of the key functions of this Plan is to provide an adequate supply of land for housing to meet the strategic housing requirement as set out in the Structure Plan. In addition the Borough Council is required by PPG3 to identify a five-year supply of housing land. An assessment of the known housing sites is recorded in the Borough Council’s Residential Land Availability Statement. The Residential Land Availability Survey at 1st April 1999 was used as the basis for this Plan. This showed that between 1991 and 1999, 2,983 dwellings have been built and land for a further 1088 dwellings has been identified through planning permission or allocations in the District Plan 1990 Review. The number of dwellings built in addition to the land identified for housing development gives an anticipated housing growth in the Borough of 4,071 dwellings between 1991-2011. This falls short of the strategic housing requirement of 5,700 by 1,629 dwellings (see Table H1). The Residential Land Availability Survey identifies the Lister Hospital Nurses Residences as a development of 131 dwellings. However, these are not new dwellings. The scheme involves the transfer of stock to a housing association for refurbishment. This stock will then be relet, mainly to hospital staff, as previously. In strict land use terms this development counts as additional residential accommodation, because it has involved changing use from a residential institution to residential dwellings. For annual monitoring purposes residential institutions are not included, but dwellings are. This gives the impression that there is additional housing, which is not the case. The Borough Council has decided that for the purposes of calculating the residual number of houses, for which land must be allocated, this site will not be included. However, the site will be included in the Residential Land Availability Survey. Table H1 Structure Plan Review 1991-2011 Housing Requirement Structure Plan Require-ment 1.4.91 – 31.3.99(A) Dwellings Built 1.4.91 – 31.3.99(B) Commit-ments at 1.4.99(C) Alterations to commitments(D) Infill sites Total A+B+C+D Variance from Structure Plan Require-ment5,700+2,983+1,088-131 (Lister Hospital) -13 (Ashburnham Walk) (a)+180 (b)+4107 -1593 (a) This site has been removed from the housing allocations as the physical features of the site mean that it is unlikely to come forward for development. (b) As part of joint working with the House Builder Federation and Hertfordshire County Council, it has been agreed, drawing on past trends, that approximately 15 dwellings per year will be identified from small infill sites and conversions over the next 12 years until 2011. (c) The above figures are net dwelling figures. Policy H1 allocates sites of greater than five dwellings that have planning permission and have not been started.

POLICY H1 : ALLOCATED HOUSING SITES THE FOLLOWING SITES ARE ALLOCATED FOR HOUSING: SITEAREA (Ha)ESTIMATED NUMBER OF DWELLINGS1. NORTH EAST STEVENAGE 9.32652. GREAT ASHBY (PART)5.6115 Note : All sites listed in Policy H1 have planning permission and are included as commitments in Table H1. Table H1 shows that, in order to meet the housing requirement of the Structure Plan additional housing sites must be allocated. The Borough Council has allocated the sites in Policy H2 for housing development. Structure Plan Policy 8 identifies land for 3,600 dwellings at Stevenage West of which approximately 1,000 dwellings are to be within the Stevenage Borough Council boundary and 2,600 dwellings are to be within the North Hertfordshire District Council boundary. The exact number is to be determined by the Master Plan, however, for the purposes of this Plan Policy H2 allocates land at Stevenage West for 1,000 dwellings. In addition, land is allocated at a number of other sites to meet the overall dwelling requirements for Stevenage of 5,700 dwellings up to 2011. The training and leisure facilities currently provided by the training centre at Ridgemond Park will be required to be retained as part of the development, or provided on a suitable alternative site. The previous use of the site at Fairview Road was as a private sports ground. However, this use was discontinued a number of years ago. In order to make best use of this site and facilitate improvements to the provision of public open space, in an area of the Town that currently has a low provision of open space, the Borough Council has identified this site for housing development. The allocation at Fairview Road is made on the basis that open space provision is made at a level over and above that which might ordinarily be expected on a site of this size (see Leisure and Recreation Chapter). This provision will be expected to be in the form of open space on site and commuted sums to facilitate improvements to local leisure facilities in the area.

POLICY H2 : NEW HOUSING ALLOCATIONS. IN ORDER TO MEET THE STRUCTURE PLAN HOUSING REQUIREMENT, THE FOLLOWING SITES ARE ALLOCATED FOR HOUSING. SITEAREA (Ha)ESTIMATED NUMBER OF DWELLINGS1. STEVENAGE WEST 93 (WHOLE OF DEVELOPMENT AREA IN STEVENAGE)1,0002. BRAGBURY END 13.83003. RIDGEMOND PARK7.21504. LAND AT NORTH STEVENAGE 6.71005. FAIRVIEW ROAD 2.645TOTAL123.31,595 A considerable proportion of the Structure Plan allocation for 3,600 dwellings at Stevenage West is within the North Hertfordshire District Council area. The Borough Council therefore, supports North Hertfordshire District Council in its allocation of land at Stevenage West for this purpose in its Local Plan. Table H2. Current housing provision in relation to Structure Plan Requirements. DwellingsStructure Plan Review 1991-2011 requirement5,700Dwellings Increase 1991-19993072Commitments at 1.4.99999New Allocations Policy H21595Infill Sites 180(a)Total 5,846(b) (a) As part of joint working with the House Builders Federation and Hertfordshire County Council, it has been agreed, drawing on past trends, that approximately 15 dwellings per year will be identified from small infill sites and conversions over the next 12 years. Some of which may be on identified school sites that are currently the subject of a Hertfordshire County Council review. (b) This total exceeds the Structure Plan requirement by 146 dwellings, as it includes the Lister Hospital development which the Borough Council has excluded from the housing land allocations for the reasons set out in paragraphs 3.2.4 and 3.2.5. (c) The above figures are net dwelling figures. In addition to meeting the Structure Plan housing requirement, the Borough Council is required to have a five-year supply of land, which is based on the Structure Plan requirement. It is necessary for the Borough Council to monitor the supply of housing land, and this will be undertaken by publishing an annual Residential Land Availability Statement. POLICY H3 : RESIDENTIAL LAND MONITORING TO ENSURE THAT A FIVE-YEAR SUPPLY OF HOUSING LAND IS BEING MAINTAINED IN STEVENAGE IN TERMS OF THE STRUCTURE PLAN HOUSING REQUIREMENT, AN ANNUAL RESIDENTIAL LAND AVAILABILITY STATEMENT WILL BE PRODUCED. Its planned nature and tightly drawn administrative boundary limit the opportunities for development in and around Stevenage. It is therefore necessary to ensure that land allocated for residential development in this plan is retained. Should any such sites be developed for other purposes a shortfall in housing land may result. The Borough Council is concerned to ensure that sufficient land is available to meet the housing programme as set out in the Structure Plan in order to make adequate provision in quantitative terms for local housing needs. POLICY H4 : LOSS OF RESIDENTIAL ACCOMMODATION THE LOSS OF RESIDENTIAL ACCOMMODATION OR LAND WITH PLANNING PERMISSION FOR RESIDENTIAL DEVELOPMENT WILL NOT BE PERMITTED EXCEPT WHERE: (A) SMALL SCALE SOCIAL, COMMUNITY OR LEISURE FACILITIES WOULD BE PROVIDED; OR (B) SMALL SCALE EXTENSION TO AN EXISTING BUSINESS USE IN THE SAME BUILDING WOULD BE PROVIDED; AND (C) IT DOES NOT ADVERSELY AFFECT THE SURROUNDING OR ADJOINING PROPERTIES; AND (D) SUITABLE ALTERNATIVE NON-RESIDENTIAL ACCOMMODATION IS NOT AVAILABLE. Land not identified for housing in this Plan may come forward for residential development. The Borough Council will only consider such proposals for development, if they do not have a detrimental effect on the environment of the Town, in particular its planned open character. Sites will also need to ensure that they promote the development of the Town in a sustainable way. The criteria for assessing proposed housing sites are set out in Policy H5. POLICY H5 : ASSESSMENT OF PROPOSED RESIDENTIAL SITES PROPOSALS FOR RESIDENTIAL DEVELOPMENT ON SITES NOT ALLOCATED IN THIS PLAN WILL BE CONSIDERED IN RELATION TO THE FOLLOWING CRITERIA: (A) THE LOSS OF FEATURES AS DEFINED IN POLICY TW2; AND (B) THE LOSS OF COMMUNITY FACILITIES IN RELATION TO POLICY TW 3; AND (C) THE EFFECT ON THE SURROUNDING OR ADJOINING PROPERTIES; AND (D) THE EFFECT ON THE ENVIRONMENT; AND (E) ACCESS TO LOCAL FACILITIES; AND (F) ACCESS REQUIREMENTS INCLUDING OPPORTUNITIES TO ACCESS ALTERNATIVE FORMS OF TRAVEL TO PRIVATE MOTORISED TRANSPORT; AND (G) ENSURING HIGH STANDARDS OF DEVELOPMENT IN ACCORDANCE WITH POLICY TW10; AND (H) THE PROVISION OF AFFORDABLE HOUSING IN ACCORDANCE WITH POLICY H11; AND PLANNING PERMISSION WILL NOT BE GRANTED WHERE A PROPOSAL HAS A DETRIMENTAL EFFECT OR CANNOT MEET ONE OR MORE OF THESE CRITERIA. (Policies TW2, TW3, TW10 and H11 In order to promote the most efficient use of land for housing, the Borough Council considers that the density requirements outlined in Policy H6 are necessary. These seek to ensure that land is not underdeveloped whilst respecting the density of the surrounding area and taking into account the uses and facilities available in the locality. For example, in areas close to facilities and public transport access, lower car parking provision is possible which releases more land for housing. POLICY H6 : DENSITY OF RESIDENTIAL DEVELOPMENT THE DENSITY OF ALL RESIDENTIAL DEVELOPMENT WILL RESPECT THE CHARACTERISTICS OF THE SITE AND THE CHARACTER AND AMENITY OF THE SURROUNDING AREA. IN GENERAL, HIGH DENSITY (50-65+ DWELLINGS PER HECTARE) WILL BE ENCOURAGED IN DEVELOPMENTS IN THE TOWN CENTRE AND AT NEIGHBOURHOOD CENTRES AND OTHER LOCATIONS WELL SERVED BY PUBLIC TRANSPORT. FOR SITES PERIPHERAL TO THE BUILT UP AREA DENSITIES WILL REFLECT CONSIDERATION OF THE EFFECT ON OPEN COUNTRYSIDE, VIEWS, NECESSARY LANDSCAPING AND THE RETENTION OF EXISTING TREES AND HEDGES. PROPOSALS FOR RESIDENTIAL DEVELOPMENT IN THESE AREAS AT DENSITIES LESS THAN 25 DWELLINGS PER HECTARE WILL GENERALLY NOT BE PERMITTED. LOCAL HOUSING NEED The Borough Council recognises that the allocation of housing land only enables the required number of dwellings to be built. This does not necessarily result in the building of houses appropriate to meeting local needs. Local housing need includes a number of different groups. These include existing residents in the Borough who wish to remain in Stevenage but whose current accommodation is unsatisfactory; the homeless; and those who would like to have their own separate accommodation but who currently live with others. Other groups include the elderly; existing households or prospective households that cannot enter the private housing market because of their level of income, and households unable to move to a more suitable size of public sector accommodation due to the length of the Council’s Housing Register. The Borough Council considers it necessary to ensure that a range of dwelling sizes are provided as part of any residential development including one and two bedroom accommodation. There is also a need to enable households to increase in size in the future without necessarily having to move house, by consideration being given to the design of dwellings to allow the possibility of future limited extension. To encourage a range of prices, a mix of different types of houses will also be required, including bungalows and flats. This is to meet a range of different needs within the local housing market and promote visual interest in the street scene. POLICY H7 : DWELLING MIX IN RESIDENTIAL DEVELOPMENTS ON SITES OVER ONE HECTARE AN APPROPRIATE RANGE OF DWELLINGS IN TERMS OF SIZE AND TYPE, INCLUDING DWELLINGS SUITABLE FOR SMALL HOUSEHOLDS WILL BE REQUIRED. SPECIAL NEEDS The requirements of special groups are only partially satisfied through the private housing market. It is important that these needs are met on sites identified in the Plan, large sites that come forward for development and other sites that are considered appropriate. The Borough Council has identified the following special needs groups: (a) elderly people; (b) disabled people; (c) homeless people (temporary accommodation); and (d) other groups with special needs, such as those being cared for in the community as a result of the closing of long stay institutions. Housing for special needs groups is best provided at locations with good links to facilities and services, such as at neighbourhood centres. However, there is limited scope for small infill sites in the Town, especially close to neighbourhood centres, because of its planned nature. It is therefore essential that where sites are available which do meet these requirements, they should be developed for special needs housing. On larger sites these types of developments can be planned as part of the proposal. Policy H9 identifies sites that have been allocated for special needs accommodation. On such sites provision for special needs will be expected on a scale which is appropriate to the size of development and locality, but which does not seek to recreate institution style accommodation. POLICY H8 : SPECIAL NEEDS ACCOMMODATION SPECIAL NEEDS HOUSING ON SITES EASILY ACCESSIBLE WITH NEIGHBOURHOOD CENTRES WILL BE ENCOURAGED. In order for special needs to be adequately provided for the Borough Council has identified and reserved certain sites that are considered suitable for special needs, in order to ensure that provision is made. This includes sheltered accommodation and bungalows for the elderly. POLICY H9 : SPECIAL NEEDS ACCOMMODATION ALLOCATION THE FOLLOWING SITES HAVE BEEN IDENTIFIED FOR SHELTERED AND VERY SHELTERED ACCOMMODATION, BUNGALOWS FOR THE ELDERLY AND THE DISABLED. OTHER TYPES OF SPECIAL NEEDS RESIDENTIAL ACCOMMMODATION MAY BE ACCEPTABLE. SITEAREA (Ha) 1. OXLEYS ROAD0.262. ADJACENT TO ROSS COURT0.123. 124 LETCHMORE ROAD0.24. NORTH EAST STEVENAGE PART5. GREAT ASHBYPART6. STEVENAGE WEST PART7. BRAGBURY END PART8. RIDGEMOND PARK PART9. LAND AT NORTH STEVENAGE PART Sites 1-5 are included in the commitments in Table H1. Sites 6-9 are allocated for development in Policy H2. Previous developments have not catered for the wider housing needs of the Town. The Borough Council intends to improve this situation by requiring that a number of bungalows are provided in all new developments over five hectares. Such properties should be located near to neighbourhood centres. POLICY H10 : ACCOMMODATION FOR THE ELDERLY IN RESIDENTIAL DEVELOPMENTS ON SITES OVER FIVE HECTARES DEVELOPERS WILL BE EXPECTED TO PROVIDE A PROPORTION OF ELDERLY PERSONS BUNGLALOWS, AND SHELTERED ACCOMMODATION, WHICH SHOULD BE SELF-CONTAINED AND FULLY SUPPORTED WITH COMMUNITY FACILITIES. DISABLED ACCESS Part M of the building regulations sets out the requirements for new houses regarding provisions for disabled access. From 25th October 1999, all new housing must meet certain requirements in facilitating disabled access. The Borough Council will encourage developers to further enhance access to new houses by promoting the lifetime homes standards as set out in the Joseph Rowntree publication "Foundations – Building Lifetime Homes" February 1997. PUBLIC SECTOR HOUSING. Private sector proposals for housing development are orientated to market requirements, which often do not meet the needs of those on the Housing Register. The Borough Council, as Strategic Housing Authority, recognises that provision for local and special needs is met mainly by the public sector. With the decrease in public housing stock as a result of Right to Buy legislation, the Borough Council wishes to ensure that it maintains a development programme for public housing. In this way the Borough Council will endeavour to meet these needs as far as it is able. AFFORDABLE HOUSING Stevenage is an area of relatively high private sector house prices. It is therefore difficult, or impossible, for many residents to be able to buy their own homes. Affordable housing to meet such local needs can be achieved in different ways. A housing needs study carried out in 1997 by Fordham Research Services showed that 53% of households in the Borough could not afford to buy or rent at market prices. The study showed that low cost or discounted market price housing did not meet the need for affordable housing in Stevenage. The main provision of affordable housing required was shown to be in the form of subsidised rented accommodation to meet local needs with only a minimal need for shared ownership (5%). The Housing Needs survey indicates that a high percentage of affordable housing provision on development sites could be justified in terms of need. However, there are other factors that need to be considered. Stevenage has a higher proportion of social housing than in other towns in the county, so there is a need to balance the desire to provide for social housing needs, with the need to provide for a wider social mix which would assist with the economic regeneration of the Town. The deliverability of affordable housing also needs to be considered. Currently affordable housing is difficult to deliver because of the limits on public spending and reluctance of many developers to provide suitable affordable housing. The Borough Council considers that the provision of approximately 20% affordable housing on sites is appropriate, as this recognises the need for this type of housing in Stevenage, whilst taking into account the practicalities of delivering it. In securing the provision of affordable housing the Borough Council will expect developers to consider the type of affordable housing appropriate to need in Stevenage and local income levels. The Borough Council recognises that Registered Social Landlords (RSL) have an important role in providing affordable housing. The Borough Council will support development proposals by such groups. In order to ensure that such developments are specifically aimed at local people, the Borough Council will seek nomination rights. Government advice on affordable housing provision in PPG3 and Circular 6/98 makes it clear that the Borough Council can expect the provision of affordable housing which reflects the needs of its area on suitable sites. The policies in this Plan provide a guide to the Borough Council’s requirements for developments to deliver affordable housing. In considering schemes for affordable housing, the Borough Council will require that the proposals meet local needs, the majority of which will need to be for rent at an affordable level, and that the benefits of affordability pass to the initial lessee and to their successors. In order to assess the effectiveness of these policies in delivering affordable housing, monitoring will be undertaken to measure the amount and type of affordable housing coming forward as part of residential developments on both allocated and windfall sites. POLICY H11 : AFFORDABLE HOUSING PROVISION. ON SUITABLE SITES WHICH COME FORWARD FOR RESIDENTIAL DEVELOPMENT, WHERE THE PROPOSAL IS FOR 25 OR MORE DWELLINGS OR THE SITE AREA IS ONE HECTARE OR MORE, IRRESPECTIVE OF THE NUMBER OF DWELLINGS, APPROXIMATELY 20% OF THE TOTAL NUMBER OF DWELLINGS ON THE SITE WILL BE NEGOTIATED FOR AFFORDABLE HOUSING. ANY ATTEMPTS BY DEVELOPERS TO CIRCUMVENT THESE THRESHOLDS BY FRAGMENTING A LARGE SITE OR BY IGNORING THE POTENTIAL FOR AMALGAMATION OF SMALL SITES WILL BE RESISTED. CRITERIA WILL BE USED TO ASSESS THE SUITABILITY OF SITES FOR AFFORDABLE HOUSING: THE PROXIMITY OF THE SITE TO LOCAL SERVICES AND FACILITIES; AND THE ACCESSIBILITY OF THE SITE FOR PUBLIC TRANSPORT SERVICES; AND (C) WHETHER THERE WILL BE PARTICULAR COSTS ASSOCIATED WITH THE DEVELOPMENT OF THE SITE E.G. INFRASTRUCTURE OR CONTAMINATION; AND (D) WHETHER THE PROVISION OF AFFORDABLE HOUSING ON THE SITE WOULD PREJUDICE THE REALISATION OF OTHER PLANNING OBJECTIVES FOR THE SITE. ON SUITABLE SITES AFFORDABLE HOUSING WILL BE EXPECTED TO BE PROVIDED BY THE DEVELOPER OF THE SITE IN LINE WITH LOCAL NEED AND OTHER POLICIES IN THIS CHAPTER. POLICY H12: BENEFITS OF AFFORDABILITY IN ORDER TO ENSURE THAT THE BENEFITS OF AFFORDABILITY ARE PASSED TO SUCESSIVE LESSEES THE FOLLOWING PLANNING CONDITIONS WILL BE APPLIED OR DEVELOPERS WILL BE EXPECTED TO ENTER INTO A PLANNING OBLIGATION TO ENSURE THAT: (A) THE MAJORITY OF THE AFFORDABLE HOUSING PROVIDED IS FOR RENT. SHARED OWNERSHIP PROVISION BEING RESTRICTED TO A MAXIMUM OF 5% OF THE NUMBER OF AFFORDABLE DWELLINGS TO BE PROVIDED; AND (B) THE RENT LEVEL FOR AFFORDABLE HOUSING WILL BE RESTRICTED TO RENT LEVELS WHICH DO NOT EXCEED 30% OF THE AVERAGE INCOME OF LOCAL PEOPLE AS IDENTIFIED IN THE LOCAL HOUSING NEEDS SURVEY; AND (C) THE AFFORDABLE HOUSING UNITS ARE TRANSFERRED TO A REGISTERED SOCIAL LANDLORD; AND (D) THAT THE HOUSING IS OCCUPIED BY PEOPLE IDENTIFIED BY THE BOROUGH COUNCIL AS BEING IN HOUSING NEED; AND THAT THE AFFORDABLE HOUSING ELEMENT IS BUILT FOR OCCUPATION IN ACCORDANCE WITH AN AGREED PHASED DEVELOPMENT OF THE WHOLE SITE. POLICY H13: PROVISION OF AFFORDABLE HOUSING ON SITE WHERE A SITE IS IDENTIFIED AS BEING SUITABLE FOR AN ELEMENT OF AFFORDABLE HOUSING, IT IS PREFEREABLE THAT THE REQUIREMENT SHOULD BE MET ON SITE, IN ORDER TO ENSURE AN APPROPRIATE MIX AND BALANCE OF HOUSING PROVISION. HOWEVER, A FINANCIAL CONTRIBUTION TOWARDS AFFORDABLE HOUSING ON ANOTHER SITE MAY BE CONSIDERED WHERE: (A) IT CAN BE PROVED PREFERABLE FOR PLANNING REASONS; AND (B) WHERE IT WOULD RELATE TO A SUITABLE ALTERNATIVE SITE; AND (C) IT CAN BE BROUGHT FORWARD FOR DEVELOPMENT WITHIN A SIMILAR TIME SCALE. PLANNING PERMISSION WILL NOT BE GRANTED FOR DEVELOPMENT PROPOSALS, ON SUITABLE SITES, WHICH DO NOT MAKE PROVISION FOR AFFORDABLE HOUSING IN ACCORDANCE WITH THE POLICIES IN THIS CHAPTER. Large sites, which have been allocated in Policy H2, will be expected to contribute to the provision of affordable housing in the Town, these have been identified in Policy H14. POLICY H14 : SITES FOR AFFORDABLE HOUSING THE BOROUGH COUNCIL HAS IDENTIFIED THE FOLLOWING SITES FOR AFFORDABLE HOUSING: SITEAREA(Ha)1. NORTH EAST STEVENAGE (BOVIS)PART2. STEVENAGE WEST PART3. BRAGBURY END PART4. RIDGEMOND PARKPART5. LAND AT NORTH STEVENAGEPART6. FAIRVIEW ROAD PLAYING FIELDPART (Policy SW11 There may be a limited number of sites, not allocated in this Plan for housing, which may come forward for consideration. Such sites will be in addition to those sites meeting the strategic housing requirement of the Borough Council and will be assessed against a number of policies in this Plan. This will include their ability to secure affordable housing for local needs and their contribution to the requirements for special needs accommodation. CONVERSION AND REDEVELOPMENT Housing is a valuable resource, which is in limited supply. In view of the size of the Housing Register and the limited supply of housing land available for the future, the Borough Council aims to prevent the loss of housing except where this accords with other policies in the Plan. The demand for smaller units can be supplemented from the existing housing stock by the conversion of larger properties into smaller self-contained units or Houses in Multiple Occupation (HMO’s). The Borough Council encourages this opportunity and in order to make the most efficient use of housing stock, will consider favourably proposals for such conversions, providing they do not have a detrimental effect on the surrounding area particularly with respect to traffic generation and car parking. Care must be taken be taken that such conversions meet the necessary regulations and the standards as set out in the Environmental Safeguards. POLICY H15 : CONVERSIONS TO MAKE THE BEST USE OF THE EXISTING HOUSING STOCK FAVOURABLE CONSIDERATION WILL BE GIVEN TO THE CONVERSION OR ADAPTATION OF SUITABLE DWELLINGS TO MEET THE NEEDS OF SPECIFIC GROUPS INCLUDING, SINGLE PEOPLE, THE ELDERLY AND DISABLED. IN ASSESSING SUCH PROPOSALS THEY SHOULD NOT HAVE A DETRIMENTAL EFFECT ON THE SURROUNDING AREA AND SHOULD MEET THE STANDARDS SET OUT IN THE ENVIRONMENTAL SAFEGUARDS. There are areas of poor quality housing in Stevenage, where there may be scope for redevelopment. However, because of the limited number of dwellings available such redevelopment schemes should not result in an overall loss in the number of dwellings. To improve these areas and to meet the demand for additional housing, the Borough Council will consider favourably redevelopment schemes, which result in environmental improvements or an increase in the number of dwellings. POLICY H16 : REDEVELOPMENTS IN AREAS OF POORER QUALITY HOUSING, REDEVELOPMENT PROPOSALS THAT INCREASE THE NUMBER OF DWELLINGS AND/OR IMPROVE THE LOCAL ENVIRONMENT WILL BE CONSIDERED FAVOURABLY. PHASING OF LARGE HOUSING PROPOSALS The Borough Council recognises that the phasing of large sites over ten hectares is desirable in order to co-ordinate the provision of infrastructure, schools, leisure and social and community facilities within the development. EMPLOYMENT INTRODUCTION Employment patterns are influenced by a number of factors. These include national economic trends, technological changes, restructuring within industries, sectoral changes and the availability of land and labour. The effect of these factors on an area depends upon its economic structure. The District Plan can only directly influence the supply of employment land, but this will have an impact on the amount and type of jobs provided in Stevenage. Stevenage is a sub-regional employment centre for the north Hertfordshire area and provides a range of jobs for both residents and people living outside Stevenage. Most of the employment activity is focused in the Town’s two employment areas, Gunnels Wood and Pin Green, although the Town Centre and Old Town are predominantly commercial areas. During the recessions of the 1980’s and early 1990’s, the economy of Stevenage was particularly affected by the decline in manufacturing industries, especially aerospace and engineering. More recently, there have been job losses associated with restructuring in the financial services sector. However, since unemployment in Stevenage peaked at 12.2% in January 1993, it has fallen significantly to 2.6% by June 1999. The Borough Council is committed to maintaining low unemployment rates in Stevenage and implements a range of economic development initiatives which aim to maintain a healthy economy. During the 1990’s, the structure of employment in Stevenage has changed significantly, moving away from manufacturing towards services such as information technology, financial services and retailing. At the same time the manufacturing industries that remain have become more high tech. These changes created a mismatch between the skills of local people and the skills required by local companies. One of the lessons of the economic recessions in the 1980’s and 1990’s is the need to develop the local economy to reduce its reliance on a limited number of major employers. The diversification of the local economy will help to secure future prosperity. This can be assisted by encouraging a mix of uses and sizes of unit, and by promoting the provision of small or serviced units that will enable new local businesses to start-up. Government planning policy on employment development is set out in PPG4. The guidance states that it is one of the Government’s aims to encourage continued economic development which is compatible with environmental objectives. It will also be important for employment development to be sustainable in accordance with Policy TW1. More specifically, District Plan policies can make provision for sustainable employment development by: (a) making the best use of existing employment land and premises to minimise the use of greenfield sites; (b) providing for a wide range of employment opportunities in order to meet the needs of local people; (c) encouraging employers to locate where they are accessible by public transport, cycling and walking; and (d) promoting greater flexibility in the use of buildings. The employment policies of the Structure Plan are based on the Hertfordshire Bright Green Industrial Strategy’(Source: "Bright Green: An Industrial Strategy for Hertfordshire", Hertfordshire County Council, 1994). In summary, the Strategy concludes that economic development in Hertfordshire should be based on ‘knowledge-based’ industries set within the attractive environment. ‘Knowledge-based industries’ include information technology, and research and development related sectors such as pharmaceuticals and aerospace. The Strategy encourages the provision of high quality business accommodation to meet the needs of these industries. The Borough Council supports the principles of the "Bright Green Strategy" as knowledge-based industries already have a strong presence in Stevenage and their future expansion is encouraged. In the context of the local economic issues, national and strategic policy guidance identified above, the District Plan’s employment objectives are: (a) to ensure sufficient land and premises are available in Stevenage for meeting development needs that will facilitate economic growth in accordance with the Hertfordshire Bright Green Industrial Strategy, provide job opportunities for the local workforce and maintain Stevenage’s sub-regional employment role; (b) to encourage the continued diversification of the local economy through broadening the range of employment opportunities provided and reducing dependency on a small number of large firms; to contribute towards achieving a broad balance between the skills required by companies in Stevenage and the skills of the local workforce; to ensure that employment development takes place in accordance with sustainable development principles. EMPLOYMENT FLOORSPACE PROVISION Research was commissioned in 1995 as part of the review of the Structure Plan to assess employment floorspace and land needs in the County over the period to 2011 and beyond. Using a range of forecasting techniques, the research concluded that there was sufficient employment land and floorspace in Stevenage to meet needs during the Plan period, (Source: Long Term Employment Land Needs, Pieda, 1995). The research accounted for existing floorspace, development commitments (unimplemented planning permissions and allocated District Plan sites) and vacant floorspace in excess of what is needed to allow normal stock turnover. Since the research was concluded in 1996, the Borough Council has monitored changes in employment floorspace to ensure that there is sufficient provision to meet needs over the period of the District Plan. The results of the 1999 employment floorspace monitoring research are summarised in Table E1 (Source: Employment Land Monitoring Statement 1999). This shows that in overall terms the supply of employment floorspace at April 1999 is broadly in balance with the level of estimated demand for additional floorspace over the period up to 2011. Table E1: Quantitative Demand for Employment Generating Floorspace in Stevenage 1996-2011 (all figures in square metres).  Use ClassA Forecast Demand 1996 B Forecast Demand 2011 C Demand Change 1996-2011 (B-A)D Floorspace Completed April 1996 - April 1999E Outstanding Development Commitments at April 1999 F Excess Vacant Floorspace at April 1999 G Supply at April 1999 (D+E+F)H Net Floorspace Surplus / Deficit (G-C)B1315,483358,22442,741-5,36323,86116,21734,715-8,026B2193,806193,614-1921,6822,1395,0468,8679,059B8113,523138,10324,58033,4873,042-83835,69111,111Total622,812689,94167,12929,80629,04220,42579,27312,144 On the basis of this research the Borough Council has decided that there is an adequate supply of floorspace available in Stevenage to meet future needs in quantitative terms. It is not proposed to identify additional employment land in this Plan apart from provision to meet the needs of the strategic housing development at Stevenage West. Conversely, it does not justify the release of employment land for other uses. The Structure Plan endorses this approach and does not require any local authority to identify additional employment land. Instead, Policy 14 of the Structure Plan sets out a criteria based approach for considering employment development proposals. The above research does not account for the quality of floorspace in Stevenage. Whilst there is sufficient floorspace available to meet future needs, this may not be adequate for meeting the requirements of companies that wish to set up, relocate or expand in Stevenage. For example, vacant floorspace may not be located where businesses are seeking accommodation and may not be suitable for meeting their needs in terms of location size, age, internal design, car parking provision or the quality of environment. To gain a greater understanding of qualitative employment floorspace requirements in Hertfordshire, the County and District Councils commissioned research which identified: (a) shortages in supply in Hertfordshire of high quality out of town office developments (particularly in south west Hertfordshire), small business units, industrial floorspace for low technology operations and major distribution centres; (b) the creation of urban office parks may help address shortages in out of town office accommodation; (c) Stevenage as having an adequate supply of employment floorspace and land, and offering major opportunities in terms of both land and labour supply; the shift from industry to services is expected to continue in Stevenage resulting in more demand for office, research and development, and warehousing space; that Stevenage is currently perceived to be less attractive than other locations in Hertfordshire for office development because of its relative distance from London and the M25, the poor quality of its existing office stock and the negative image of the Town Centre. To make Stevenage more attractive to office occupiers, it is suggested that as part of any Town Centre regeneration initiatives, an attractive new office area is created that would be large enough to influence the image of the Town as an office location; (f) the Gunnels Wood Employment Area is an important industrial location, but parts of it are considered to be in poor condition. The upgrading of the infrastructure to provide access to the Stevenage West development is considered to provide an opportunity for regenerating the area; and (g) the provision of additional employment land to meet the needs of the strategic housing development at Stevenage West is justified to prevent an increase in unemployment for groups dependent on local job opportunities and to avoid changing the current balance between homes and jobs in Stevenage changing to a situation where there is significant net out-commuting. (Source: Employment Space Needs in Hertfordshire, Roger Tym & Partners, 1999) The policies of this Plan will seek to make provision for meeting the qualitative employment space needs identified in the research. A range of development opportunities exist in Stevenage to meet these qualitative needs, therefore there is no justification for identifying additional employment land in the Borough except within the strategic development at Stevenage West. Policies SW12 and SW13 set out the level and nature of employment land provision within the Stevenage West development. To ensure that adequate provision is made for meeting both quantitative and qualitative employment floorspace and land needs in Stevenage over the period of this Plan, the Borough Council will: regularly monitor changes in employment floorspace supply and demand, and consider the need for alterations to District Plan policies in the light of monitoring results; and identify a range of sites within the Employment Areas, Town Centre and Old Town for meeting future qualitative employment floorspace requirements; and (c) retain land in Employment Areas for employment uses. EMPLOYMENT LAND MONITORING To ensure there is sufficient land available to meet employment needs in the Stevenage, the Borough Council has traditionally monitored the supply of employment floorspace through an annual employment land monitoring survey. This will be continued so that up-to-date information is available which can inform whether changes to Plan policies are needed. Policy 14 of the Structure Plan provides guidance on what aspects of the employment floorspace supply should be monitored. The Borough Council intends to monitor all of these aspects which include changes to the overall stock, development commitments and vacant floorspace. Monitoring studies will also consider how the supply of employment floorspace in Stevenage relates to current information on quantitative and qualitative demand for floorspace. POLICY E1 : EMPLOYMENT FLOORSPACE MONITORING THE SUPPLY OF, AND DEMAND FOR, EMPLOYMENT FLOORSPACE IN STEVENAGE WILL BE MONITORED ANNUALLY. IN THE EVENT OF MONITORING STUDIES IDENTIFYING A SIGNIFICANT SHORTFALL OF EMPLOYMENT FLOORSPACE IN STEVENAGE, THE BOROUGH COUNCIL WILL CONSIDER THE NEED TO ALLOCATE ADDITIONAL EMPLOYMENT LAND THROUGH AN ALTERATION TO THIS PLAN. EMPLOYMENT AREAS An integral part of the design of the New Town is the separation of the employment areas from the residential areas. The Master Plans for the New Town established two employment areas, the Gunnels Wood area between the A1(M) and the railway line and the Pin Green area in the north east of the Town. Subsequent District Plans have maintained this structure and have identified extensions to the employment areas. It is intended that this structure will be maintained. Whilst no major extensions to the employment areas are proposed, some amendments have been made to the boundaries of the Gunnels Wood employment area so that the area only includes land which is predominantly in employment use e.g. Stevenage Leisure Park has been excluded. POLICY E2 : EMPLOYMENT AREAS THE FOLLOWING AREAS ARE DESIGNATED EMPLOYMENT AREAS AS SHOWN ON THE PROPOSALS MAP: 1. GUNNELS WOOD EMPLOYMENT AREA; AND 2. PIN GREEN EMPLOYMENT AREA EMPLOYMENT SITES The Borough Council has allocated sites within the Employment Areas for employment uses. By identifying specific sites for development, developers can be certain that opportunities are available for a range of employment developments in Stevenage. The identified sites will also make a significant contribution towards meeting employment needs up to 2011. By identifying sites, it is possible to channel particular types of business development into the most appropriate locations. Guidance contained in PPG4 considers that this approach is acceptable where clear justification is provided. In Stevenage, there is a need to focus on making provision for employment floorspace requirements that may not be met by the existing employment stock or development commitments. Careful consideration needs to be given to the use of vacant sites to ensure that scarce opportunities are not compromised by inappropriate developments that could take place in other locations. Matra BAe Dynamics Site One of the main opportunities in Stevenage for making provision for new employment development, which may contribute towards meeting Hertfordshire’s qualitative employment floorspace needs, is the redevelopment of part of the Matra BAe Dynamics site on Gunnels Wood Road. The southern part of the site which extends to 10 hectares has been identified as surplus to the ongoing operational needs of the occupier. This plan identifies the site as a "Strategic Employment Site" for the following reasons: (a) Scale: it is estimated that a development of approximately 45,000 square metres of net floorspace could be developed. The site would therefore be large enough to create its own environment through design and landscaping; (b) Location: the site is located adjacent to Junction 7 of the A1(M) which is one of the main gateways to Stevenage. Developments on the site would therefore be of a high profile and prominent nature. (c) Accessibility: the site benefits from excellent access to the A1(M) and Stevenage’s main road network where potential exists for improving public transport services. The Borough Council considers this site to be the main opportunity in Stevenage for a strategic business development that could contribute towards meeting qualitative deficiencies in employment floorspace. The characteristics of the site are suitable for a prestigious development that could include offices, research and development/high tech premises and high quality light industrial units within the B1 Use Class. The size of the site also offers the opportunity for the site to be laid out as a small business park. Only developments within the B1 Use Class are considered to be acceptable on the site. Other employment uses such as general industrial or warehousing uses may prejudice the objective of achieving a prestigious and high quality development, and they may not be compatible with offices and research and development activities. Developments which support the primary employment uses on the site will only be acceptable if they meet the requirements of Policy E6. A mix of B1 uses will be expected in order to provide for a diverse range of employment opportunities. Office development will be restricted to no more than 50% of the net floorspace area to protect the viability of Stevenage Town Centre as the Town’s principal office location. Whilst it is acknowledged that the property market favours out of centre locations for office development, the Borough Council considers that unrestricted development of the site for offices would prejudice efforts to regenerate the Town Centre and create an additional threat to the viability of existing offices in the Town Centre. The high employment densities associated with offices would also have significant implications for traffic generation which would not be sustainable given the site’s out of centre location. A mix of unit sizes will be expected in order to facilitate a diverse range of employment opportunities and to prevent Stevenage’s economy from being dependent on a small number of large employers. Small units will be required to be provided on the site as large speculative developments represent the best opportunity to make provision for this type of development as the property market rarely provides accommodation suitable for small firms. High standards of design and landscaping will be essential on the strategic employment site to create an attractive environment that will attract companies seeking a prestigious location, and to ensure that an attractive gateway to Stevenage from Junction 7 of the A1(M). Due to the out of centre location and the potential for the development of the site to generate significant levels of traffic, developments will be required to demonstrate how they will minimise the use of private motorised transport to travel to and from the site. This is essential if sustainable employment development is to take place. The Transport Chapter provides guidance on how the Borough Council expects developments deliver this. A development brief will be prepared by the Borough Council which will provide more detailed guidance on the issues outlined above which developers will need to have regard to when preparing development proposals for the site. This is considered to be necessary because of the strategic nature of the site and the importance the Borough Council attaches to ensuring that any redevelopment of the site meets the District Plan’s employment policy objectives. POLICY E3: STRATEGIC EMPLOYMENT SITE THE SOUTHERN AREA OF THE MATRA BAe DYNAMICS SITE AS SHOWN ON THE PROPOSALS MAP IS DESIGNATED AS A STRATEGIC EMPLOYMENT SITE. WITHIN THIS SITE, REDEVELOPMENT WITHIN THE B1 USE CLASS WILL BE ENCOURAGED AND OTHER USES RESISTED. A MIX OF USES WITHIN THE B1 USE CLASS AND A MIX OF UNIT SIZES WILL BE EXPECTED. DEVELOPMENT PROPOSALS WILL BE REQUIRED TO MEET THE FOLLOWING CRITERIA: (A) NO MORE THAN 50% OF THE NET FLOORSPACE AREA DEVELOPED WITHIN THE SITE WILL BE PERMITTED TO BE OFFICES WITHIN THE B1(A) USE CLASS; AND (B) NOT LESS THAN 10% OF THE NET FLOORSPACE AREA DEVELOPED WITHIN THE SITE WILL BE FOR PREMISES SUITABLE FOR SMALL BUSINESS UNITS; AND A HIGH STANDARD OF BUILDING DESIGN AND LANDSCAPING WILL BE REQUIRED. THE BOROUGH COUNCIL WILL PREPARE A DEVELOPMENT BRIEF FOR THE OVERALL DEVELOPMENT OF THE SITE. (For the purposes of clarity, small units are defined as up to 235 square metres) The former Kodak site (E4/1) and the Caxton Way site (E4/2) have potential to be developed for a range of business uses and proposals will be assessed against Policy E5. The Six Hills Way site (E4/3) will be restricted to B1 uses because the site is considered to be appropriate for offices or other uses within the B1 Use Class because of its prominent location on Six Hills Way, its close proximity to the Town Centre and public transport nodes and its location adjacent to leisure and office uses. The vacant land within the Glaxo Wellcome Medicines Research Centre complex (E4/4) is reserved for meeting the long term expansion needs of Glaxo Wellcome. At present it is not expected that the site will become available for other types of development. However, as the District Plan covers the period up to 2011, it is necessary to consider the most appropriate use for the site in the event of the land being made available for speculative development. Given the scale and high profile location of the site, a similar approach to that taken for the strategic employment site in Policy E3 would be justified, uses within the B1 Use Class are therefore considered to be appropriate. A development brief will need to be prepared to guide uses, size of units, design, landscaping and transportation issues before development proposals are considered. In addition to the sites identified in Policies E3 and E4, sites are allocated for office developments in the Town Centre (Policy TR6) and the Old Town (Policy OT12). These areas are suitable for this type of development and the safeguarding of opportunities for further office development is needed to help maintain and enhance commercial activity in both areas. POLICY E4 : EMPLOYMENT SITES THE FOLLOWING SITES, AS SHOWN ON THE PROPOSALS MAP, ARE ALLOCATED FOR THE EMPLOYMENT USES IDENTIFIED IN THE TABLE BELOW: SiteSite Area (Hectares)Estimated Net Floorspace Area (Square Metres)Use Classes Proposed1. Former Kodak Site, Bessemer Drive3.4415,500B1/B2/B82. Caxton Way0.793,600B1/B2/B83. Six Hills Way0.462,100B14. Glaxo Wellcome Site, Broadhall Way1045,000B1 IF SITE E4/4 IS NOT REQUIRED FOR MEETING THE EXPANSION NEEDS OF GLAXO WELLCOME AND IS RELEASED FOR DEVELOPMENT, THE BOROUGH COUNCIL WILL PREPARE A DEVELOPMENT BRIEF FOR THE OVERALL DEVELOPMENT OF THE SITE. NO DEVELOPMENT PROPOSALS WILL BE CONSIDERED BEFORE A DEVELOPMENT BRIEF IS PREPARED. References to class B1, B2 and B8 are as defined in the Use Classes Order 1987. (Policies TR6, OT12, SW12 ACCEPTABLE USES IN EMPLOYMENT AREAS The District Plan needs to include policies to define what uses are acceptable in the Employment Areas for the following reasons: (a) to maximise the employment generating potential of the Employment Areas; (b) to help regenerate the employment areas; (c) to provide certainty for existing occupiers and potential investors; (d) to retain the structure of the New Town; and (e) to help maintain the viability of employment uses in the Town Centre. The Borough Council encourages a mix of development within the B1, B2 and B8 Use Classes within the Employment Areas as they represent the main employment generating uses which provide a range of employment opportunities. A mix of uses within large development or redevelopment sites is also encouraged to enable employment diversity. Whilst a mix of employment uses within the Employment Areas is encouraged, the Borough Council would prefer office development to be focused in the Town Centre. The Town Centre is considered to be the most suitable location for office development due to the contribution that commercial activities make to the viability and vitality of the Town Centre, their potential to assist with regeneration and because it is accessible by a variety of transport modes. This is particularly important for offices because they have higher employee to floorspace densities than other employment uses and hence have potential to generate more traffic. To control the extent of office development in the Employment Areas, development sites over two hectares in size will be restricted to having no more than 50% of the net floorspace area for office use. As there is a limited supply of employment generating land in Stevenage, the job creation potential of employment sites must be maximised. This relates not just to the total number of jobs made available but also to the type and quality of the jobs created. Therefore, the Borough Council will resist uses in Employment Areas which have a high land take with a low level of job creation. This particularly applies to traditional warehousing activities within the B8 Use Class which generally have lower employment densities. Information contained in the Long Term Employment Land Needs study will be used for assessing the acceptability of proposals involving B8 uses. The report identified that the average employment density of B2 industrial uses in the County is 38 square metres per employee, whilst the equivalent figure for B8 warehousing uses is 60 square metres per employee. B8 uses may be acceptable if they propose employee to floorspace densities similar to B2 industrial uses. As an upper limit, the Borough Council will not normally permit proposals which have employment densities greater than 50 square metres per employee. This is considered an appropriate threshold as the density is approximately halfway between the average densities for the two use classes. Proposals for B8 uses may also be acceptable where they are ancillary to a main employment use or needed to meet requirements of existing firms as the economic benefits of attracting and retaining companies in Stevenage are likely to outweigh concerns regarding ancillary B8 floorspace. Where speculative developments take place, it may not be possible to establish employment densities for the purposes of Policy E5. In these circumstances development will only be acceptable where the B8 use forms part of a larger mixed employment use development. Conditions may be imposed on a planning permission to restrict the amount of units that can be used for B8 uses. Employment generating uses outside the business use class that is sui generis uses (e.g. vehicle and plant hire centres, car showrooms) which may be suitable in employment areas will be considered on their merits. Considerations will include employment densities, impact on Town Centre viability, and traffic/environmental impact. POLICY E5 : ACCEPTABLE USES IN EMPLOYMENT AREAS IN THE EMPLOYMENT AREAS ALREADY DESIGNATED A RANGE OF EMPLOYMENT USES WITHIN THE B1, B2 AND B8 USE CLASSES WILL BE ENCOURAGED. A MIX OF USES WITHIN A DEVELOPMENT SITE WILL ALSO BE ENCOURAGED. ON DEVELOPMENT SITES OVER TWO HECTARES IN SIZE, B1(a) OFFICE USE FLOORSPACE WILL BE RESTRICTED TO 50% OF THE NET FLOORSPACE AREA. PROPOSALS FOR DEVELOPMENT WITHIN THE B8 USE CLASS WILL ONLY BE PERMITTED IF THEY MEET THE FOLLOWING CRITERIA: (A) ACCEPTABLE EMPLOYEE TO FLOORSPACE DENSITIES CAN BE DEMONSTRATED; OR (B) THE B8 USE CLASS ELEMENT OF A DEVELOPMENT IS ANCILLARY TO THE PRINCIPAL USE OF A SITE; OR (C) B8 USE CLASS FLOORSPACE IS REQUIRED BY AN EXISTING EMPLOYMENT USE IN STEVENAGE TO MEET EXPANSION REQUIREMENTS; OR (D) THE DEVELOPMENT FORMS PART OF A LARGER MIXED BUSINESS USE DEVELOPMENT WITHIN THE B1, B2 AND B8 USE CLASSES. References to class B1, B2 and B8 are as defined in the Use Classes Order 1987. Retail and leisure uses will generally be unacceptable in the Employment Areas for the following reasons: (a) their potential adverse impact on the viability and vitality of retail and leisure uses in the Town Centre and neighbourhood centres; (b) their impact on the quality and diversity of employment opportunities in Stevenage; (c) their potential traffic implications. Uses which are either associated with an employment use or support an employment use and need to located in an employment area may be acceptable. For example, day nurseries, social clubs, fitness clubs, and cafes may be acceptable if a local need for the facility can be demonstrated. POLICY E6 : RETAIL AND LEISURE PROPOSALS IN EMPLOYMENT AREAS THE USE OF LAND OR PREMISES FOR RETAIL OR LEISURE USES IN THE EMPLOYMENT AREAS SHOWN ON THE PROPOSALS MAP, OTHER THAN AS A MINOR ANCILLARY USE TO THE MAIN USE, WILL NOT BE PERMITTED. PROPOSALS FOR RETAIL OR LEISURE USES ASSOCIATED WITH, OR SUPPORTING EMPLOYMENT USES WILL ONLY BE PERMITTED IF THE FOLLOWING CRITERIA ARE MET: (A) A LOCAL NEED FOR A FACILITY, ASSOCIATED WITH EMPLOYMENT USES, CAN BE DEMONSTRATED; AND (B) THE PROPOSAL DOES NOT HAVE A DETRIMENTAL TRAFFIC OR ENVIRONMENTAL IMPACT. UNIT SIZES Traditionally the employment base in Stevenage has been dependent on a few large companies. In order to broaden the employment base and provide for a more stable economy, the Borough Council encourages small and medium sized enterprises (SME's) to establish in Stevenage. To achieve this the Borough Council considers it necessary to encourage a mix of size of units wherever possible. Research undertaken on qualitative employment floorspace needs has identified that over the period of this Plan there is expected to be a shortage of business accommodation to meet the needs of SME’s (Source: Employment Space Needs in Hertfordshire, Roger Tym & Partners, 1999). Small businesses are unlikely to be in a position to provide their own business units and the commercial property market rarely provides affordable units for small businesses. Large sites over two hectares, will therefore be required to provide a mix of size of units including specific provision for small units. Small unit provision should be for B1 or B2 uses only to maximise employment generating potential, unless the criteria in Policy E5 can be met for B8 developments. An exception to this policy is made for existing companies wishing to use large sites for their expansion as the Borough Council would not wish to impose restrictions on such developments. POLICY E7 : UNIT SIZES WITHIN EMPLOYMENT AREAS IN THE EMPLOYMENT AREAS SHOWN ON THE PROPOSALS MAP A MIX OF SIZE OF UNITS WITHIN A SITE WILL BE ENCOURAGED. ON DEVELOPMENT SITES OVER TWO HECTARES, THERE WILL BE A REQUIREMENT FOR AT LEAST 10% OF THE NET FLOORSPACE AREA WITHIN THE SITE TO BE DEVELOPED FOR SMALL BUSINESS OR INDUSTRIAL UNITS WITHIN THE B1 OR B2 USE CLASSES UNLESS THE SITE IS TO BE DEVELOPED TO MEET THE EXPANSION REQUIREMENTS OF AN EXISTING EMPLOYMENT USE IN STEVENAGE. For the purposes of clarity, unit sizes are defined as: Small units: up to 235 sq.m Medium units: 236 – 1000 sq.m Large units: over 1000 sq.m (Policy NC3 EMPLOYMENT USES OUTSIDE EMPLOYMENT AREAS Certain types of employment use may be appropriate in the Town Centre, Old Town and Neighbourhood Centres. Policies in these chapters provide further guidance on what uses are acceptable. However, the Borough Council will generally resist employment uses outside of the Employment Areas for the following reasons: (a) to channel employment developments into the most appropriate locations; (b) to prevent environmental and residential amenity problems associated with locating employment development near potentially conflicting uses e.g. housing, schools; and (c) to preserve development land outside the employment areas for more appropriate uses. The principle of homeworking is encouraged because it can provide new employment opportunities and reduce the need to travel. However, proposals which have an adverse effect on residential amenity through problems associated with car parking provision, traffic generation and noise will not be permitted. Whilst new employment uses in residential areas are generally resisted, there may be reasons for protecting existing employment uses in residential areas from being developed for alternative development. In addition to the small business units that are provided at some of the neighbourhood centres, there are other locations within residential areas that contain employment uses, particularly Old Stevenage. Many of these uses consist of small business accommodation that is in short supply in Stevenage and would be unlikely to replaced within the Employment Areas if lost. These uses also provide a source of employment for local residents which reduces their need to travel which is consistent with the sustainability objectives of this Plan. The loss of these units will therefore be resisted. For the purposes of Policy E8, small units are defined as 235 square metres or less. However, it is acknowledged that some uses are not appropriate in residential areas because their scale or use has an adverse impact on residential amenity through traffic generation, noise and general disturbance. It may be acceptable for these sites to be developed for alternative uses. POLICY E8 : EMPLOYMENT USES OUTSIDE EMPLOYMENT AREAS DEVELOPMENT PROPOSALS FOR EMPLOYMENT USES OUTSIDE THE EMPLOYMENT AREAS WILL BE RESISTED EXCEPT WHERE PERMITTED BY OTHER POLICIES. DEVELOPMENT PROPOSALS THAT WOULD RESULT IN THE LOSS OF EXISTING EMPLOYMENT USES IN RESIDENTIAL AREAS WILL ONLY BE PERMITTED IF THE DEVELOPMENT DOES NOT RESULT IN THE LOSS OF SMALL BUSINESS OR INDUSTRIAL UNITS. BUILDING AND SITE DESIGN FOR BUSINESS USES Many of the vacant buildings in Stevenage are difficult to relet because they are not suitable for meeting modern occupier requirements. This may be associated with the building design not being sufficiently flexible to allow a range of business uses to take place. It is therefore important that business and industrial units are flexibly designed to accommodate a range of uses within the B1 and B2 use classes. This will allow the efficient use of employment land and adaptability to changes in employment floorspace needs. POLICY E9 : BUILDING DESIGN FOR BUSINESS USES THE CONSTRUCTION OF BUILDINGS WHICH HAVE AN INTERNAL LAYOUT, EXTERNAL LOADING BAYS AND VEHICLE TURNING FACILITIES WHICH WILL ENABLE THE BUILDINGS TO BE USED FOR A RANGE OF INDUSTRIAL PURPOSES WITHIN THE B1 AND B2 USE CLASSES WILL BE ENCOURAGED. WASTE MANAGEMENT SITES The Hertfordshire Waste Local Plan (Adopted 1999) has identified a range of sites across Hertfordshire as ‘Areas of Search’ for different types of waste management facility in order to provide sufficient opportunities for meeting the County’s waste management facility needs over the period to 2005. The Areas of Search provide a locational framework for determining proposals for various waste management facilities if and when they are needed. Policy 12 of the Waste Local Plan identifies parts of the Gunnels Wood Employment Area (for materials recovery facilities) and a site on London Road (for inert waste recycling facilities) as Areas of Search for permanent waste management facilities. Specific locations within the Gunnels Wood Employment Area which would be suitable for materials recovery facilities have not been identified in the Waste Local Plan. A policy is therefore needed in the District Plan to guide proposals to the most appropriate locations. Waste management proposals will be restricted on sites which have frontages on to Gunnels Wood Road and part of Six Hills Way. These frontages currently contain high quality buildings which accommodate many of Stevenage’s major employers and contribute towards making the Gunnels Wood Employment Area an attractive business location compared to other industrial areas . The siting of a materials recovery facility on one of the frontages is likely to detract from this image and could hinder the regeneration of the employment area. The criteria for considering proposals for waste management facilities are set out in Policies 2 and 13 of the Waste Local Plan. POLICY E10: AREAS OF SEARCH FOR WASTE MANAGEMENT FACILITIES THE FOLLOWING AREAS AS SHOWN ON THE PROPOSALS MAP ARE IDENTIFIED AS AREAS OF SEARCH FOR SITES FOR PERMANENT FACILITIES FOR THE RE-USE, RECOVERY, TRANSFER AND RECYCLING OF WASTE: 1. GUNNELS WOOD ROAD NORTH WEST; 2. GUNNELS WOOD ROAD SOUTH EAST; 3. LONDON ROAD. DEVELOPMENT PROPOSALS FOR THESE FACILITIES WILL NOT BE PERMITTED ON LAND WITH A FRONTAGE ON TO THE FOLLOWING ROADS: (A) GUNNELS WOOD ROAD; SIX HILLS WAY (BETWEEN GUNNELS WOOD ROAD AND THE RAILWAY). Policy 18 of the Waste Local Plan safeguards two sites on London Road for waste management purposes and opposes proposals that would prevent or prejudice the use of the land for waste management unless alternative provision can be made. Waste management operations currently take place on both sites that are identified. These sites are safeguarded due to the scarcity of waste management sites and because existing sites are often the most suitable for waste management. Without safeguarding it is considered that the success of the Waste Local Plan in terms of making provision for facilities which can recycle, reuse, recover and transfer waste may be threatened. POLICY E11 : SAFEGUARDED SITES FOR WASTE MANAGEMENT FACILITIES THE FOLLOWING SITES AS SHOWN ON THE PROPOSALS MAP ARE SAFEGUARDED FOR THE RE-USE, RECOVERY, RECYCLING AND TRANSFER OF WASTE: 1. STEVENAGE BOROUGH COUNCIL DEPOT, LONDON ROAD; HERTFORDSHIRE COUNTY COUNCIL HOUSEHOLD WASTE SITE, LONDON ROAD. DEVELOPMENT PROPOSALS WHICH WOULD PREVENT OR PREJUDICE THE USE OF THESE SITES FOR THESE PURPOSES WILL BE OPPOSED UNLESS SUITABLE ALTERNATIVE PROVISION IS MADE. ON ANY SITE WHERE PERMANENT PLANNING PERMISSION IS GRANTED FOR THE ESTABLISHMENT OF FACILITIES FOR WASTE RE-USE, RECOVERY, RECYCLING OR TRANSFER, DEVELOPMENT PROPOSALS WHICH WOULD PREVENT OR PREJUDICE THE USE OF THE SITE FOR THESE PURPOSES WILL BE OPPOSED UNLESS SUITABLE ALTERNATIVE PROVISION IS MADE. Policy EN40 in the Environment Chapter sets out the Borough Council’s approach towards waste and recycling matters in new developments. TRANSPORT INTRODUCTION An efficient transport system is important for the economic and social prosperity of an area and for the accessibility and safety of its inhabitants. In Stevenage, the transport system is an integral part of the Town’s structure, with a comprehensive road and cycleway network and rail links north and south. This chapter is concerned with the movement of people around the Town and into the surrounding areas, on foot, cycle, passenger transport and in cars and lorries. In the past transport policy concentrated on accommodating the car. More recently that position has changed and the focus has moved towards alternative forms of transport, which cause less damage to the environment and promoting a reduction in the need to travel. The Government has produced a number of guidance documents, which have set out this shift in focus. These include a revised draft PPG13 (October 1999) and the 1998 White Paper "A New Deal for Transport: Better for Everyone." This guidance sets out the need to reduce peoples’ requirement to travel by integrating land uses and enabling people to meet their everyday needs locally; and encouraging the provision of access to modes of transport other than the private car. In the Structure Plan these aims are reflected in policies encouraging their implementation locally. These promote for example: reducing the need to travel; the provision of alternative forms of transport; environmental improvement areas where traffic has a detrimental impact; and car parking restraint. In Stevenage much of the infrastructure necessary to enable this shift in emphasis already exists. The Town has an established system of segregated cycleways and pedestrian paths, which provide an alternative transport option for most journeys within the Town. This system provides a good basis on which to build. Improvements are needed and new development will be expected to add to the system and improve it where appropriate. But the basic infrastructure is established and puts Stevenage at an advantage in promoting alternatives when compared to other towns in the country. Historically land use patterns in Stevenage have enabled residents to meet their everyday needs locally. The principles of neighbourhood development sought to provide basic local facilities such as shops, a school, church, and a community centre within a `half mile pleasant and safe walk’. Today these principles are still upheld and will be promoted in new developments. The ability for residents to meet their employment needs locally is vital in promoting transport choices. A higher proportion of people both live and work in Stevenage when compared with other areas. This generally means a shorter journey between work and home. Because of this and the fact that many businesses are concentrated in the two employment areas in the Town there is more potential to get people to consider alternative modes of transport. In the past the cycleways were crowded at peak times. If the right conditions can be provided more people may be prepared to cycle to work or use an alternative form of transport, leaving their cars at home. In order to achieve the aims set out by the Government, action needs to be taken at all levels and through a variety of agencies and mechanisms. Planning has a central role to play in this, but in itself cannot successfully meet these objectives. Many agencies and mechanisms are starting to be established both nationally and more locally to help this cause. However, it must be noted that changing peoples’ habits is a long-term plan and cannot be achieved over night. At the national level, guidance has been introduced to direct policy and implementation towards these objectives. The Road Traffic Reduction Act is being used to set targets to stabilise and reduce the share of journeys taken by cars. The TravelWise campaign, established by Hertfordshire County Council, has a wide range of programmes to promote alternatives to the car. Local policy documents such as the Local Transport Plan and Passenger Transport Policies reflect national aims in promoting alternative forms of transport. Joint working with other local authorities has an important role to play in ensuring that restraint policies are applied consistently, for example in Hertfordshire, car parking policy is being established jointly with local flexibility in application. In Stevenage a "Safer Routes to School" scheme is being developed and the Stevenage Transport Forum has developed a Transport Strategy for the Town and is progressing a Cycling Strategy. This Plan seeks to promote land use policies, which can assist in this multi-disciplinary approach in reducing the need to travel and in promoting the use of alternative forms of transport. This is critical in promoting a more sustainable future for Stevenage. This does not mean that there will be no further road building or car parking provision, but, this Plan seeks to ensure that transportation is considered fully and comprehensively, incorporating all forms of transport and promoting the alternatives to private cars. DEVELOPMENT PRINCIPLES In order to achieve this, policies to ensure that the provision of alternative forms of transport are available in new developments and that consideration is given as to how people will access developments. They seek to achieve a balance between incentives and restraint to shift the balance in attractiveness towards forms of transport other than the private car, promoting a more sustainable way of living. POLICY T1 : TRANSPORT IMPLICATIONS FROM DEVELOPMENTS THE FOLLOWING PRINCIPLES WILL BE CONSIDERED IN ASSESSING TRANSPORT IMPLICATIONS FROM DEVELOPMENT PROPOSALS: (A) A REQUIREMENT TO REDUCE THE NEED TO TRAVEL IN DECIDING THE LOCATION OF NEW DEVELOPMENT; AND (B) ACCESS TO MODES OF TRAVEL OTHER THAN PRIVATE MOTORISED TRANSPORT, INCLUDING PASSENGER TRANSPORT, CYCLING AND WALKING; AND (C) IMPLICATIONS OF TRAFFIC GENERATION; AND (D) SAFETY; AND (E) DETAILED DESIGN TO FACILITATE ACCESS, USING PRIORITY MEASURES IF APPROPRIATE, AND USE BY ALTERNATIVE FORMS OF TRANSPORT; AND (F) DETAILED DESIGN TO FACILITATE ACCESS BY THOSE WITH MOBILITY PROBLEMS. NEW DEVELOPMENTS WILL NOT BE PERMITTED WHERE THEY RELY ON ACCESS SOLELY BY PRIVATE MOTORISED TRANSPORT. The Borough Council supports the provision of a safe and efficient highway network. It seeks to promote the best use of this system in meeting its overall objectives and in meeting the needs of development in the most sustainable way possible. In relation to new development, the Borough Council needs to be satisfied that road building is necessary in relation to a particular development or is needed to promote environmental or safety improvements. As part of this approach, consideration will need to be given to all forms of transport. POLICY T2 : ALTERATIONS TO THE HIGHWAY NETWORK NEW ROAD BUILDING, HIGHWAY IMPROVEMENTS AND TRAFFIC MANAGEMENT MEASURES IN RELATION TO THE EXISTING NETWORK WILL ONLY BE PERMITTED OR SUPPORTED WHERE THEY MEET SAFETY, ENVIRONMENTAL OR LOCAL ACCESS REQUIREMENTS AND ARE PART OF AN INTEGRATED PACKAGE OF MEASURES CONSIDERING ALL FORMS OF TRANSPORT. The majority of developments generate transport requirements. As part of any development, developers will be required to provide the infrastructure necessary to enable it to function efficiently. Major developments, where the Borough Council considers the likely effects to be significant, will be required to provide a detailed Traffic Impact Assessment (TIA) in order to assess the effects of the development. A Green Transport Plan (GTP) will form part of this assessment where appropriate to ensure consideration is given to encouraging alternative modes of travel and minimising the use of private motorised transport. POLICY T3 : TRAFFIC IMPACT ASSESSMENT A DETAILED TRAFFIC IMPACT ASSESSMENT WILL BE REQUIRED FOR ANY DEVELOPMENT OR REDEVELOPMENT WHICH IS CONSIDERED TO HAVE A MATERIAL IMPACT ON TRAFFIC OR HIGHWAY SAFETY IN THE LOCALITY. THE ASSESSMENT WILL BE EXPECTED TO CONSIDER THE FOLLOWING: THE LIKELY TRAFFIC GENERATION AND ITS EFFECT ON THE EXISTING TRANSPORT NETWORK; AND THE PRINCIPLES SET OUT IN POLICY T1; AND THE IMPACT ON THE LOCAL ENVIRONMENT, INCLUDING AIR QUALITY. (Policy T1 POLICY T4 : GREEN TRANSPORT PLANS AS PART OF THE TRAFFIC IMPACT ASSESSMENT FOR MAJOR NEW DEVELOPMENT PROPOSALS, DEVELOPERS WILL BE EXPECTED TO SUBMIT A GREEN TRANSPORT PLAN TO ENCOURAGE THE USE OF ALTERNATIVE MODES OF TRAVEL AND MINIMISE THE USE OF PRIVATE MOTORISED TRANSPORT. DEVELOPERS WILL BE EXPECTED TO DEMONSTRATE HOW THIS PLAN WILL BE IMPLEMENTED. (Policy T1 On assessing the TIA the Borough Council will require works and provision of facilities commensurate with the scale of development. The form of these works will be negotiated with developers in line with the policies in this Plan but will be expected to include, where appropriate, provision and facilities for cyclists, pedestrians and passenger transport. POLICY T5 : PROVISION OF TRANSPORT INFRASTRUCTURE BY DEVELOPERS IN CONSIDERING TRAFFIC IMPACT ASSESSMENTS DEVELOPERS WILL BE EXPECTED TO FUND MEASURES TO ENABLE THE FULL IMPLICATIONS OF THE DEVELOPMENT ON THE TRANSPORT NETWORK AS A WHOLE TO BE RESOLVED IN ACCORDANCE WITH THE PRINCIPLES SET OUT IN POLICY T1. BY, EITHER CARRYING OUT THE MEASURES THEMSELVES OR BY THE PAYMENT OF COMMUTED SUMS. STRATEGIC NETWORK. Stevenage will benefit from improvements to the strategic network. Plans to widen the A1(M) between junctions 7 and 8, although under review have not been removed from the road programme. If this proposal comes forward for development the Borough Council will expect all options and forms of transport to be considered in improving congestion along this stretch of motorway. Should a proposal come forward the Borough Council will consider making representations on the proposals relating to detailed matters of concern. As part of the proposals to widen the A1(M), a notice (TR111), issued by the Government, safeguards land on either side of the A1(M), until such time as the exact route of the widening is known. Because of this planning applications within 67 metres of the centre line of the A1(M) will have to be referred to the DETR. POLICY T6 : WIDENING THE A1(M) PROPOSALS TO WIDEN THE A1(M) WILL BE SUPPORTED WHERE IT FORM PART OF A COMPREHENSIVE AND INTEGRATED APPROACH, INCLUDING ALTERNATIVE MODES OF TRAVEL TO PRIVATE MOTORISED TRANSPORT. PROVISION OF TRANSPORT INTERCHANGES. The Government has highlighted the need to integrate all forms of transport, this is to facilitate the easy movement between different modes of transport. In Stevenage a number of locations are suitable for interchange type facilities. The railway station/ bus station interchange is particularly significant and is also a key consideration for the Town Centre. In the Town Centre and Retailing Chapter principles are set out to consider relocating and improving the bus station. This is necessary as the current bus station is congested and does not have any spare capacity to support additional services. Minor alterations to the existing arrangement are unlikely to improve its capacity. If the bus station is relocated its relationship with other forms of transport and position relative to other locations and facilities needs to be carefully considered. In assessing changes to passenger transport interchanges, consideration needs to be given to how people will get there and between different nodes. The railway station is a fixed location, but improvements can be made to its accessibility, encouraging people to undertake more journeys by train. Efforts to improve the station interchange area are currently being investigated to enable better integration for all forms of transport at this point. Other areas in the Town may be appropriate for smaller scale interchange facilities, such as at neighbourhood centres or locations or facilities which attract a large number of visitors or customers. POLICY T7 : INTEGRATION OF TRANSPORT MODES IMPROVEMENTS TO PASSENGER TRANSPORT AND INTERCHANGE FACILITIES WILL BE SUPPORTED AT THE RAILWAY STATION, TOWN CENTRE AND AT OTHER LOCATIONS WHICH ATTRACT A SIGNIFICANT NUMBER OF VISITORS OR CUSTOMERS, INCLUDING SPORT AND LEISURE FACILITIES, RETAIL AREAS AND OTHER PUBLIC ATTRACTIONS. IMPROVEMENTS TO EXISTING INTERCHANGES SHOULD SEEK TO COMPREHENSIVELY INTEGRATE ALL FORMS OF TRANSPORT, INCLUDING PROVISION FOR TAXIS. CAR PARKING In meeting the Government’s objectives of reducing the number and length of motorised journeys car parking restraint is an important tool, which needs to be carefully considered. Through joint working with the County Council and other local authorities in the County, draft proposals have been put forward. These proposals set out maximum standards and identify the circumstances under which they should be applied. Detailed guidance on car parking standards will come forward as supplementary planning guidance, which will be subject of a separate public consultation exercise. In locations, which are well served by or have access to alternative modes of transport, the Borough Council may accept reduced car-parking provision in new developments where contributions are made to improve this provision of alternative forms of transport. This will not however, reduce the need to provide for car parking or servicing to meet operational needs of the development, although these should be kept to a minimum. POLICY T8 : CAR PARKING CAR PARKING REQUIREMENTS FOR DEVELOPMENTS WILL BE ASSESSED IN RELATION TO THE BOROUGH COUNCIL’S CURRENT CAR PARKING STANDARDS AS SET OUT IN THE ENVIRONMENTAL SAFEGUARDS (OR AS SUBSEQUENTLY AMENDED) USED AS A MAXIMUM LEVEL OF PROVISION. IN THE TOWN CENTRE AND OTHER LOCATIONS WHICH ARE, OR COULD BE MADE, ACCESSIBLE TO ALTERNATIVE MODES OF TRANSPORT, CAR PARKING PROVISION WILL BE EXPECTED TO BE BELOW THIS MAXIMUM STANDARD. PLANNING PERMISSION FOR MAJOR DEVELOPMENTS WILL BE EXPECTED TO INCLUDE A PLANNING OBLIGATION TO IMPLEMENT A GREEN TRANSPORT PLAN TO MINIMISE THE TRAFFIC IMPACT OF A DEVELOPMENT. THIS WILL BE LINKED TO THE PROPOSALS IN THE TRAFFIC IMPACT ASSESSMENT. NON RESIDENTIAL PARKING OPERATIONAL AND CUSTOMER PARKING PROVISION ON SITE WILL BE KEPT TO A MINIMUM. PARKING WILL ONLY BE PROVIDED FOR SERVICING, DROPPING OFF, DELIVERY AND, WHERE COMMUNAL PUBLIC PARKING IS NOT AVAILABLE NEARBY, FOR CUSTOMERS OR VISITORS THAT THE BOROUGH COUNCIL CONSIDERS ESSENTIAL TO THE OPERATION OF THE SITE. WHERE EMPLOYEE CAR PARKING NEEDS WILL NOT BE MET ON SITE; THIS DEMAND WILL BE MET BY ALTERNATIVE PROVISION ACHIEVED BY DEVELOPER CONTRIBUTIONS SECURED THROUGH PLANNING OBLIGATIONS. FULL PARKING PROVISION ON SITE WILL ONLY BE PERMITTED IN EXCEPTIONAL CIRCUMSTANCES. REDEVELOPMENT OF EXISTING CAR PARKING AREAS WILL BE ENCOURAGED ONLY WHERE PARKING DEMAND OF THE EXISTING AND NEW DEVELOPMENT IS DEALT WITH ON THE BASIS OF THE PRINCIPLES SET OUT ABOVE. RESIDENTIAL DEVELOPMENT MAXIMUM PARKING PROVISION WILL BE CALCULATED WITH REFERENCE TO THE STANDARDS SET OUT IN THE ENVIRONMENTAL SAFEGUARDS AND WILL BE EXPECTED TO BE MET ON SITE. CAR FREE RESIDENTIAL DEVELOPMENTS WILL BE CONSIDERED FAVOURABLY WHERE OCCUPANCY CAN BE RESTRICTED TO NON-CAR OWNERS USING PLANNING OBLIGATIONS AND ACCESS OR PROVISION TO ALTERNATIVE MODES OF TRANSPORT CAN BE MADE. EXCEPTIONALLY PARKING PROVISION MAY BE OMITTED OR REDUCED ON THE BASIS OF THE TYPE AND LOCATION OF THE DEVELOPMENT (E.G. SPECIAL NEEDS/AFFORDABLE HOUSING, CONVERSION OR REUSE) WHERE THEY ARE LOCATED CLOSE TO FACILITIES, SERVICES AND PASSENGER TRANSPORT. POLICY T9 : COMMUTED SUMS. COMMUTED SUMS WILL BE EXPECTED TO OFFSET THE REDUCTION IN CAR PARKING PROVISION AND WILL BE USED TO PROMOTE THE PRINCIPLES OF SUSTAINABLE TRAVEL. THIS WILL BE CALCULATED ON THE DIFFERENCE BETWEEN THE NUMBER OF SPACES PROVIDED AND THE MAXIMUM AS SET OUT IN THE ENVIRONMENTAL SAFEGUARDS, THE SUM BEING BASED ON THE VALUE OF THE LAND AND THE COST OF CONSTRUCTION FOR EACH SPACE COMMUTED. THE PAYMENT OF A COMMUTED SUM DOES NOT REDUCE THE NEED FOR DEVELOPERS TO PROVIDE ACCESS AND FACILITIES TO THE SITE FOR CYCLISTS, PEDESTRIANS AND PASSENGER TRANSPORT AS REQUIRED IN OTHER POLICIES IN THIS CHAPTER. PASSENGER TRANSPORT The Borough Council recognises the importance of passenger transport in providing for those without access to a car and also as an alternative for those who do. The Borough Council therefore assists the County Council by contributing towards the cost of County Council administered contracts for the provision of bus services in those areas where the commercial provision of services is considered insufficient to meet for social needs. Improving passenger transport is critical if there is to be a shift away from private transport. The Borough Council will encourage the provision of new services and facilities and their integration and where appropriate will require new developments to make provision or contribute to improved public transport services and facilities POLICY T10 : PASSENGER TRANSPORT PROVISION MAJOR DEVELOPMENT PROPOSALS WILL BE EXPECTED TO DEMONSTRATE WHAT MEASURES ARE BEING TAKEN TO MINIMISE THE IMPACT OF THE CAR. WHERE PASSENGER TRANSPORT FACILITIES AND SERVICES COULD CONTRIBUTE TO THIS, DEVELOPERS WILL BE EXPECTED TO ENTER INTO A PLANNING OBLIGATION TO SECURE THEIR PROVISION. ADDITIONALLY, THOSE RESPONSIBLE FOR THE DESIGN OF DEVELOPMENT SCHEMES, NEW ROAD SCHEMES OR HIGHWAY IMPROVEMENTS WILL BE REQUIRED TO TAKE INTO ACCOUNT THE NEEDS AND SAFETY REQUIREMENTS OF PASSENGER TRANSPORT OPERATORS AND THEIR PASSENGERS. CYCLEWAYS The separate cycleway system is an integral part of the Town’s design and its transport system. The only areas in the Town which do not have cycleways are the Old Town, which preceded the development of the New Town, and Chells Manor, which throughout its initial planning stages lay outside the Borough boundary. The cycleway system provides an accessible, alternative mode of transport, throughout most of the Town. New developments, including Stevenage West will be required to maintain the provision of this system and provide a separate, continuous cycleway and footpath network. POLICY T11 : CYCLEWAYS ALL MAJOR DEVELOPMENT PROPOSALS, INCLUDING REDEVELOPMENTS AND CHANGES OF USE WILL BE REQUIRED TO PROVIDE: (A) APPROPRIATE SAFE, DIRECT CYCLEWAYS WITHIN THE DEVELOPMENT; AND (B) WHERE APPROPRIATE CONTRIBUTIONS TO IMPROVE AND DEVELOP CYCLEWAYS SERVING THE DEVELOPMENT SITE; AND (C) WHERE APPROPRIATE, LINKS TO THE EXISTING CYCLEWAY NETWORK; AND (D) WHERE APPROPRIATE, UNDERPASSES, BRIDGES OR OTHER APPROPRIATE MEANS OF CROSSING PRIMARY, SECONDARY OR LOCAL DISTRIBUTOR ROADS WITHIN OR ADJACENT TO THE SITE; AND (E) ADEQUATE LANDSCAPING AND LIGHTING OF CYCLEWAYS BOTH WITHIN THE DEVELOMENT AND ON ANY NEW EXTERNAL LINKS PROVIDED AS PART OF THE DEVELOPMENT; AND (F) SECURE PARKING PROVISION IN LINE WITH STANDARDS SET OUT IN THE ENVIRONMENTAL SAFEGUARDS; AND (G) WHERE APPROPRIATE, CHANGING AND SHOWER FACILITIES FOR EMPLOYEES. ADDITIONALLY, THOSE RESPONSIBLE FOR THE DESIGN OF NEW ROAD SCHEMES OR ROAD IMPROVEMENTS WILL BE REQUIRED TO TAKE ACCOUNT OF THE NEEDS AND SAFETY REQUIREMENTS OF CYCLISTS AND OTHER ROUTE USERS. ( Policy L22 PEDESTRIANS. Stevenage has an extensive network of footpaths, segregated from road traffic and cycleways giving people another choice in how to make their journey. They provide essential links as people move around the Town and also into the surrounding countryside. The retention and further development of this network is essential. The loss of existing footpaths will be resisted by the Borough Council. New developments, including Stevenage West, will be required to maintain the provision of this system and provide a separate, continuous cycleway and footpath network. POLICY T12: PEDESTRIANS. ALL DEVELOPMENT PROPOSALS, (INCLUDING REDEVELOPMENTS AND CHANGES OF USE WILL BE REQUIRED TO PROVIDE: (A) SAFE, DIRECT PEDESTRIAN ROUTES WITHIN THE SITE; AND (B) WHERE APPROPRIATE CONTRIBUTIONS TO IMPROVING PEDESTRIAN ROUTES TO THE DEVELOPMENT SITE; AND (C) WHERE APPROPRIATE, LINKS TO THE EXISTING PEDESTRIAN NETWORK; AND (D) UNDERPASSES, BRIDGES OR OTHER APPROPRIATE MEANS OF CROSSING PRIMARY, SECONDARY OR LOCAL DISTRIBUTOR ROADS WITHIN OR ADJACENT TO THE SITE; AND (E) ADEQUATE LANDSCAPING AND LIGHTING OR PEDESTRIAN ROUTES BOTH WITHIN THE DEVELOPMENT AND ON ANY NEW EXTERNAL LINKS PROVIDED AS PART OF THE DEVELOPMENT. ADDITIONALLY, THOSE RESPONSIBLE FOR THE DESIGN OF NEW ROAD SCHEMES OR ROAD IMPROVEMENTS WILL BE REQUIRED TO TAKE ACCOUNT OF THE NEEDS AND SAFETY REQUIREMENTS OF PEDESTRIANS. ( Policy L22 RESIDENTIAL CAR PARKING. At the time when most of the older residential neighbourhoods of Stevenage were planned and developed, high levels of car ownership were not foreseen. These areas of the Town are now experiencing practical and environmental problems due to the lack of, or insufficient provision of, parking spaces and garages. The problem is exacerbated by the inadequate road widths preventing on street parking. Whilst the Government is moving towards discouraging people from using their cars, this Council has inherited a particular environmental problem which it is keen to improve. Therefore areas which have been identified as having particular problems will, through an ongoing programme of improvements, be upgraded. Schemes, which come forward for development which propose to have a reduced provision of car parking, will be expected to contribute to a nearby scheme of this nature, if appropriate. POLICY T13 : LOSS OF RESIDENTIAL CAR PARKING ANY DEVELOPMENT THAT RESULTS IN THE LOSS OF OFF STREET PARKING SPACES WILL BE EXPECTED TO PROVIDE FOR THE PARKING LOST AND AN APPROPRIATE LEVEL OF PARKING ASSOCIATED WITH THE DEVELOPMENT ITSELF. THIS MAY BE WITHIN THE PROPOSED DEVELOPMENT OR IN A MORE APPROPRIATE LOCATION. WHERE IT CAN BE DEMONSTRATED THAT THE SITE IS WELL SERVED BY ALTERNATIVE MODES OF TRANSPORT A LOWER PROVISION OF CAR PARKING MAY BE ALLOWED. POLICY T14 : RESIDENTIAL PARKING SCHEMES AREAS AND INDIVIDUAL STREETS WILL BE IDENTIFIED WHERE PARKING IMPROVEMENT SCHEMES WILL BE IMPLEMENTED. POSSIBLE SOLUTIONS INCLUDE THE FOLLOWING: (A) PROVIDING ADDITIONAL OFF-STREET PARKING SPACE, WHERE POSSIBLE; OR (B) MAKING BETTER USE OF OFF-STREET SPACES WHICH ALREADY EXIST; OR (C) INTEGRATING SOME LIMITED ON-STREET PARKING SAFELY INTO THE STREET LAYOUT; OR (D) ADOPTING THE SHARED SURFACE APPROACH WITH ASSOCIATED SPEED REDUCING FEATURES, THUS FREEING SPACE FOR CAR PARKING. NEARBY DEVELOPMENTS THAT DO NOT MEET THEIR FULL CAR PARKING REQUIREMENTS WILL BE EXPECTED TO MAKE A CONTRIBUTION TO THE IMPLEMENTATION OF SUCH SCHEMES. LORRY PARKING. Lorry parking in residential areas creates road safety and environmental problems. There is an overnight lorry-parking ban in the whole of Stevenage, which is serviced by the lorry park at Primett Road. Primett Road is not the ideal location for a lorry park as it is adjacent to the Old Town Conservation Area and lorries must use the gyratory system around the Bowling Green. The removal of the lorry park will therefore considerably enhance the environment of the Old Town. The main through route for Stevenage is via Gunnels Wood Road, a lorry park would be best located near to this route. POLICY T15 : LORRY PARK THE BOROUGH COUNCIL WILL SEEK THE PROVISION OF A NEW LORRY PARK FOR STEVENAGE WITHIN THE BOROUGH. TOWN CENTRE AND RETAIL DEVELOPMENTS INTRODUCTION The Town Centre of Stevenage provides a wide range of shopping and leisure facilities. It is also an important centre for employment opportunities. These facilities cater not only for those who live and work in the Town, but also for people who travel from other areas specifically to use these facilities. There is also residential accommodation within the Town Centre mainly at the southern end. It is provided above the retail and service units and in the residential block, the Towers, at the southern end of Queensway. The Town is recognised as a sub-regional centre for shopping and leisure activities. The Town Centre is also an important asset in terms of the amount of both public and private investment that has taken place in the past. It is important to maintain and enhance this investment in terms of both the facilities provided and the environment. The Town Centre continues to provide a number of development and redevelopment opportunities, although with relatively restricted land resources the optimum use must be made of available land. The Town's origin as the first new town, means that its planned form is closely related to providing for all the requirements of its residents in a pedestrianised centre. Its relative newness and planned layout explains why it does not suffer, to the same degree, from the type of problems that many older urban areas face today. However, its future prosperity is by no means certain, as it is facing changing trends in retailing, changes in leisure, social and community provision and it faces competition from other town centres nearby. Although the Town Centre was built only forty years ago it is now showing its age, both in terms of provision of services and its environment. Changes in retailing have also created problems in terms of servicing. It is therefore essential that both the facilities provided in the Town Centre and the environment are upgraded. Environmental enhancement is needed throughout the Town Centre and if it is to maintain and enhance its position as a sub-regional centre, providing a full range of employment, shopping, services and leisure facilities, then an appropriate level and mix of retail and other uses must be maintained. There have already been a number of changes in the Town Centre, specifically the opening of the Westgate Shopping Centre, Tesco Superstore and the Forum developments. The developments at the northern end of the Town Centre have shifted the emphasis of the Centre's retail function away from the southern part of the Town. This has had an impact on both the Town Square and the Town Centre South area. Therefore there is a need to increase the attractiveness of the Town Square and to ensure that the potential of the Town Centre South area is realised. The vision for the Town Centre is: "A thriving competitive and lively town centre, with a clean safe and attractive environment, meeting the shopping needs of Stevenage and surrounding area and with a range of social, cultural and leisure activities." To meet this overall vision the following detailed aims need to underpin the planning policies: (a) to achieve a thriving and prosperous town centre; (b) to achieve a lively town centre with a wide range of social, cultural, leisure and employment opportunities; (c) to achieve an accessible town centre; (d) to achieve a clean, safe and attractive town centre; and (e) to achieve a sustainable town centre In assessing the issues facing the Town Centre and to consider its future needs, the Borough Council considers that policies are required to:- (a) promote the Town Centre and enhance its sub-regional role, thus providing a wider range of facilities for those who live and work in the Town than would otherwise be available; and (b) enhance existing, and make provision for, new social, cultural and leisure facilities in a pleasant environment; and (c) ensure that the opportunities to travel to Stevenage by means other than the car are enhanced whilst providing adequate car parking to allow Stevenage to compete with other town centres. TOWN CENTRE INSET AREA – A VISION FOR THE FUTURE The Town Centre Inset Area covers all the Town Centre pedestrian areas and extends to cover the railway station, the Firs car park, the swimming pool area the Town Centre Gardens and the Fire Station/Manulife House all of which are integral to the Town Centre and provide opportunities for enhanced Town Centre activities. It is important that this area continues to provide the opportunities for service provision and activities to enable Stevenage to function as a major sub-regional shopping centre. This will increase the overall attractiveness of the Town Centre not only to workers and residents but for others who travel to Stevenage to use the Town Centre. It is therefore essential to ensure that the Town Centre Inset Area continues to provide for a wide range of employment, leisure and social uses, thus meeting the needs of the residents of the Town and ensuring the vitality and viability of the Town Centre. Research by consultants on behalf of the Borough Council shows that to maintain its sub regional role there needs to be a provision of 21 300 square metres (230 000 square feet) of retail floorspace for non bulky comparison goods by 2011. It is envisaged that this will be accommodated within the existing Town Centre Inset area through development and redevelopment proposals. The Borough Council is currently establishing a Town Centre Regeneration Partnership including land owners, potential developers, the Town Centre Management Company and English Partnerships to provide a detailed strategy and action plan for town centre regeneration. The Borough Council anticipates issuing Supplementary Planning Guidance on the Town Centre when the outcome of this work becomes clearer. The Borough Council considers that there are opportunities for development within the Town Centre Inset Area in the short and medium term. These opportunities may require site assembly from a number of different owners which the Borough Council will support where the general content of schemes and their scale can demonstrate a benefit to the Town Centre overall. The sites allocated in Policy TR6 are shown on the Town Centre Inset map and indicate general areas where development is considered appropriate. These are not intended to be entirely prescriptive - land adjacent (but within the Town Centre Inset Area) could be included if this benefits the scheme. Alternatively, areas smaller than those identified could be considered if this would not compromise the integration and impact of the scheme. POLICY TR1 : TOWN CENTRE INSET AREA WITHIN THE TOWN CENTRE INSET AREA, AS SHOWN ON THE TOWN CENTRE INSET MAP, FAVOURABLE CONSIDERATION WILL BE GIVEN TO PROPOSALS FOR RETAILING, OFFICE DEVELOPMENT AND BUILT LEISURE, CULTURAL, COMMUNITY AND SOCIAL FACILITIES TOGETHER WITH HOUSING IN MIXED DEVELOPMENT SCHEMES. POLICY TR2 : TOWN CENTRE REGENERATION SUPPLEMENTARY PLANNING GUIDANCE WILL BE PREPARED FOR TOWN CENTRE REGENERATION INCLUDING: (A) DEVELOPMENT SITES & ACCEPTABLE USES; AND (B) ACCESS AND CAR PARKING; AND (C) ENHANCEMENT OF THE PHYSICAL ENVIRONMENT DEVELOPMENTS WILL BE CONSIDERED IN RELATION TO THE SUPPLEMENTARY PLANNING GUIDANCE. POLICY TR3 : REGENERATION AND ENVIRONMENTAL ENHANCEMENTS WHERE THERE ARE MAJOR DEVELOPMENTS OR REDEVELOPMENT PROPOSALS IN THE TOWN CENTRE THESE WILL BE PERMITTED WHERE THEY ACCORD WITH THE TOWN CENTRE REGENERATION STRATEGY AND POLICIES IN THIS PLAN. ADDITIONALLY, DEVELOPERS WILL BE EXPECTED TO PARTICIPATE IN THE IMPLEMENTATION OF ENVIRONMENTAL IMPROVEMENT SCHEMES WHICH ARE RELATED TO THE LOCATION AND GENERAL SETTING OF THE PROPOSED DEVELOPMENT OR REDEVELOPMENT SCHEME. Successful and modern town centres provide some form of enclosure to the shopping areas, ranging from full scale enclosure with a controlled environment, to more modest options using canopies. The Borough Council wishes to encourage people to visit and use the Town Centre thus enhancing its sub-regional role. It believes that environmental improvements which include a variety of possible options for enclosure will make the Centre more environmentally attractive and commercially viable. Such proposals will therefore be encouraged. POLICY TR4 : COVERED WALKWAYS FAVOURABLE CONSIDERATION WILL BE GIVEN TO PROPOSALS FOR COVERING THE MAIN SHOPPING MALLS AND HAVING COVERED WALKWAYS/SPACES WITHIN THE TOWN CENTRE. There have been considerable changes in the provision of shopping and services over the last ten years. The most obvious of which have been hypermarkets, superstores, retail warehouses and other out-of-town developments, with a consequential increase in service uses within traditional retail frontages. These new forms of retail floorspace reflect the rise in car ownership and a society with increasing disposable incomes and leisure time. The disadvantage of out of centre retailing is that it is often inaccessible to groups such as the disabled, the elderly and those without private motorised transport. In addition, it is the small and medium sized general traders who have been adversely affected by new forms of shopping. To counter the movement of retailers away from the Town Centre, effort and investment is needed to promote the advantages of the Town Centre. Stevenage has therefore accommodated a considerable amount of new shopping provision. However it should be remembered that the distribution of provision in Stevenage is the result of deliberate planning incorporating a network of neighbourhood centres within easy reach for most people. It is important that this is maintained. In order for the original neighbourhood design concept of Stevenage to be continued, it is important that, new neighbourhood shopping centres are provided in areas of new residential development. In this context small shops outside the Town Centre and Neighbourhood Centres are only acceptable where there is a gap in provision. Most isolated shops in residential areas are uneconomic and, when vacant, consideration should be given to alternative future uses. In addition, there has been a growing trend for retail outlets to be established in industrial areas which can have a detrimental effect on the Town and Neighbourhood Centres. POLICY TR5 : PRINCIPAL LOCATION FOR RETAILING THE TOWN CENTRE, AS DEFINED IN POLICY TR1, WILL BE MAINTAINED AS THE PRINCIPAL RETAIL LOCATION WITHIN THE BOROUGH. FAVOURABLE CONSIDERATION WILL BE GIVEN TO DEVELOPMENTS WHICH PROVIDE ADDITIONAL SHOPPING FACILITIES AND ENHANCE THE TOWN CENTRE ENVIRONMENT. (Policy TR1 DEVELOPMENT SITES In order for the Town Centre Inset Area to meet the changing needs of Stevenage and to enhance its sub-regional role, it is essential to ensure that development opportunities are maximised for retail, office and leisure uses together with housing. There are a number of specific sites which are available to provide this range of opportunities. The area to the south of the Town Centre currently provides a range of secondary shopping facilities, as well as a number of social and community uses, housing and office accommodation. The Borough Council is concerned that the potential shift in retailing to the north means that the Town Centre South area could become unattractive. In addition, the area to the south of Queensway has significant development potential for a range of retail, office, social, and leisure facilities. Such development could increase the attractiveness of this part of the Town Centre. The bus station is presently located in the Town Square. This location is now at capacity. With the increase in emphasis on sustainable modes of transport and the increase in housing in the Town the demands on the bus station are increasing. Research is being undertaken to assess which of the identified development areas can most suitably accommodate an enhanced passenger transport interchange. Any new bus station must be located to enable safe and easy access for pedestrians going to or from the Town Centre and must have good pedestrian links to the railway station. The bus station is an important element in the character of the Town Square in particular, and the Town Centre as a whole. The Borough Council is concerned that such a prominent site should be enhanced. However, the Borough Council continues to believe that the bus station should be moved from the Town Square to provide improved capacity for longer term needs and to improve the environment of the Town Square. POLICY TR6 : DEVELOPMENT/REDEVELOPMENT SITES THE FOLLOWING SITES ARE ALLOCATED FOR DEVELOPMENT AS SPECIFIED BELOW AND SHOWN ON THE TOWN CENTRE INSET MAP. THE BOUNDARIES OF THESE SITES ARE INDICATIVE OF THE AREAS THAT ARE SUITABLE FOR REDEVELOPMENT. THE ACCEPTABLE USES FOR REDEVELOPMENT WILL BE CONSIDERED IN RELATION TO THE TOWN CENTRE REGENERATION STRATEGY AND SUPPLEMENTARY PLANNING GUIDANCE. ALL DEVELOPMENT/REDEVELOPMENT PROPOSALS NEED TO DEMONSTRATE THEIR INTEGRATION OF REDEVELOPMENT SCHEMES IN THE TOWN CENTRE AND PROVIDE A SUITABLE MIX OF USES. ALLOCATION SITE DESCRIPTION  APPROPRIATE USES PRIORITIES IN DEVELOPMENTSTR6/1DITCHMORE LANEOFFICERETAIN ON SITE CAR PARKINGTR6/2MARSHGATE CAR PARK AND PARK PLACERETAILGATEWAY SITE. RELATIONSHIP TO PRIMARY SHOPPING AREA IMPORTANT.TR6/3LEISURE CENTRE & DANESGATE CAR PARKLEISURE/PUBLIC TRANSPORT INTERCHANGERELATIONSHIP TO RAILWAY STATION/ LEISURE CENTRE/ TOWN CENTRETR6/4SWIMMING POOL SITELEISURE/ OFFICES/ RETAILENVIRONMENTAL ENHANCEMENTS IMPROVE LINKAGES ACROSS ST GEORGES WAYTR6/5TOWN CENTRE SOUTHMIXED USES INCLUDING RETAIL, OFFICES, COMMUNITY USES & HOUSINGMAJOR DEVELOPMENT OPPORTUNITY SHOULD RETAIN EXISTING PUBLIC CAR PARKING PROVISIONTR6/6MANULIFE/FIRE STATION ST GEORGES WAYOFFICES/ HOTELIMPROVE LINKAGES ACROSS ST GEORGES WAYTR6/7FUN CENTRE, DANESTRETELEISURE/ OFFICES/ RETAIL PUBLIC TRANSPORT INTERCHANGEENHANCE APPEARANCE OF SITE AND RETAIN PUBLIC CAR PARKING PROVISION PRIMARY AND SECONDARY FRONTAGES WITHIN THE TOWN CENTRE A major consideration in the changing nature of town centres is the current trend in the growth of services such as building societies which include full banking facilities, estate agents, and insurance offices, as well as the growth of other service facilities such as restaurants, pubs and fast food takeaways. Such services provide a range of facilities required by local people and those using the Town Centre. They are therefore an appropriate use within the Town Centre and make it an attractive and vital place to shop. The Borough Council recognises that there is a need to provide a place for these services, but without losing the cohesiveness of the retail frontages. A balance is therefore required between these competing uses. To protect and enhance the shopping function of the Town Centre, the Borough Council has designated primary and secondary shopping frontages within the Town Centre. In the primary frontages changes of use will only be permitted for retail (A1). In the secondary areas A2 and A3 uses will be permitted. Other uses such as services, cultural, leisure and social facilities will only be acceptable outside these primary shopping frontages. The primary retail frontages are considered to be Queensway, Westgate, and The Forum. This area is the hub of the Town Centre and the main shopping axis. The area delineated as primary retail frontage allows for a reasonable amount of secondary shopping frontage to be available for Class A2 and A3 uses. POLICY TR7 : PRIMARY RETAIL FRONTAGES THE PRIMARY RETAIL FRONTAGES SHOWN ON THE TOWN CENTRE INSET MAP ARE RESERVED FOR RETAIL USE (CLASS A1) AND OTHER USES WILL BE REFUSED. PROPOSALS FOR CHANGE OF USE TO CLASS A2 OR A3 WILL BE PERMITTED IN THE SECONDARY FRONTAGES AS DEFINED ON THE TOWN CENTRE INSET MAP. THE RETAIL FRONTAGES ARE: QUEENSWAY 34 - 36 (EVEN) 33 - 103 (ODD) 40 – 98 (EVEN) TOWN SQUURE 6 – 8 (EVEN) THE FORUM 2 - 38 (EVEN) ALL UNITS ON THE NORTH SIDE OF THE FORUM ALL UNITS IN THE WESTGATE CENTRE Where new retail development takes place within the Town Centre the Borough Council will consider its status as a primary retail frontage in terms of its location and its integrity to the existing malls. To ensure that the vitality and viability of the Town Centre Area is enhanced, there is a need to retain and develop the shopping and service provision (as defined in Part A of 1987 Use Class Order) to enable a wide range and type of shopping to be provided and to accommodate changing shopping trends. Although the type of shopping (convenience or durable) may change with new trends, it is essential that retail provision is retained or increased to maintain the competitiveness of the Town Centre. It is also necessary to ensure that there is an adequate provision of services such as banks, building societies and restaurants to make the town centre an attractive and vital place. POLICY TR8 : LOSS OF RETAIL FLOORSPACE PROPOSALS WHICH INVOLVE THE OVERALL LOSS OF RETAIL (A1), FOOD AND DRINK (A3) AND SERVICE FLOORSPACE (A2) IN THE TOWN CENTRE INSET AREA WILL BE RESISTED EXCEPT FOR CHANGES OF USE OF RETAIL UNITS TO SOCIAL, COMMUNITY, LEISURE AND CULTURAL USES OUTSIDE OF THE PRIMARY SHOPPING FRONTAGES. DEVELOPMENT OUTSIDE THE TOWN CENTRE PPG6 acknowledges that town centres need to be vital and viable places not only to provide a range of local services but also to act as the social/cultural focus for the Town. They provide a range of facilities that can normally be accessed by the widest range of modes of transport. They are therefore most important in terms of sustainable patterns of development and lifestyles. Where new forms of out of centre development take place it is best for it to be clustered so that the best opportunities for linked trips can be made - rather than one trip to one store. Within Stevenage the main areas of retail warehousing are at Roaring Meg (North and South) Monkswood and Roebuck retail parks. Taken together these provide a wide range of non-food and non-fashion shopping, as well as a limited number of restaurants, takeaways, and leisure activities. The Borough Council accepted that with the new trends in retailing in the 1980s, there was both a quantitative and qualitative need for retail warehousing. Therefore, the Roaring Meg Retail Parks were permitted and now perform a specific function which complements the Town Centre retail facilities. The Borough Council was concerned that the close proximity of the Town Centre to Roaring Meg could harm the vitality and viability of the Town Centre and therefore restricted the retail mix at Roaring Meg through conditions imposed when planning permission was granted. The Section 106 agreement excludes food, fashion goods and footwear in order to ensure that the future vitality and viability of the Town Centre is not harmed. It is important that linkages to the Town Centre are retained and improved and that these uses complement the Town Centre and attract more people to it through 'linked trips'. Research indicates that, taking into account existing developments and sites where the Borough Council is minded to grant planning permission there is no capacity (in expenditure terms) for additional non food retailing (until post 2003) or food (in the Plan period) with the exception of limited opportunities in the strategic housing development at Stevenage West to meet the everyday needs of the residents. Proposals for out of centre non food retailing will be considered as set in Policy TR9. Out of centre retailing is important to the Town’s sub regional role. Through the Plan period the demand for such floorspace will increase. Policy TR9 and TR10 seek to control the growth of this floorspace so that provision is only made where demand can be demonstrated. However, in order to maintain the Town’s sub regional role by preserving market share for retailing, the Borough Council will look favourably at proposals which maintain the balance. POLICY TR9 : OUT OF CENTRE RETAILING PROPOSALS FOR FURTHER OUT OF CENTRE RETAIL DEVELOPMENTS (EXCEPT IN NEIGHBOURHOOD CENTRES) FOR STORES IN EXCESS OF 1,500 SQUARE METRES FOR FOOD RETAILING DURING THE PLAN PERIOD AND FOR NON FOOD RETAILING UNTIL POST 2003 WILL NOT BE PERMITTED UNLESS IT CAN BE DEMONSTRATED THAT THERE IS SUFFICIENT RETAIL NEED. IN THE EVENT THAT SUFFICIENT RETAIL NEED EXISTS A SEQUENTIAL APPROACH TO SITE SELECTION SHOULD BE TAKEN WHEREBY SITES WITHIN THE TOWN CENTRE ARE THE MOST PREFERRED FOLLOWED BY EDGE OF CENTRE SITES. PROPOSALS IN OUT OF CENTRE LOCATIONS WILL ONLY BE ACCEPTABLE IF IT CAN BE DEMONSTRATED THAT NO SUITABLE SITES EXIST IN THE TOWN CENTRE INSET AREA OR IN EDGE OF CENTRE LOCATIONS. Note : This Policy does not apply to Stevenage West which has separate retail provision within the development to meet the needs of residents. POLICY TR10 : CRITERIA FOR OUT OF CENTRE RETAIL DEVELOPMENT RETAIL DEVELOPMENT OUTSIDE THE TOWN CENTRE, NEIGHBOURHOOD CENTRES AND THE OLD TOWN CENTRE WILL NOT BE PERMITTED EXCEPT WHERE: (A) IT CAN BE DEMONSTRATED THAT THE INDIVIDUAL OR CUMULATIVE IMPACT OF A PROPOSAL WILL NOT HARM THE VITALITY AND VIABILITY OF RETAIL USES IN THE EXISTING TOWN CENTRE AS A WHOLE; AND (B) IT WILL NOT GIVE RISE TO UNACCEPTABLE TRAFFIC CONDITIONS OR PREJUDICE ROAD SAFETY; AND (C) IT WILL NOT HAVE AN UNACCEPTABLE ENVIRONMENTAL IMPACT; AND (D) IT IS LOCATED IN A POSITION WHICH ALLOWS ACCESS BY ALL MODES OF TRAVEL AND RELATES WELL TO OTHER OUT OF CENTRE RETAILING; AND (E) IT PROVIDES A RETAILING DEVELOPMENT THAT CANNOT BE SATISFACTORILY ACCOMMODATED WITHIN THE TOWN CENTRE, OLD TOWN CENTRE OR LOCAL CENTRES WITHOUT DAMAGE TO THEIR CHARACTER; AND (F) IT DOES NOT TAKE LAND REQUIRED FOR OTHER USES; AND (G) IT WILL MEET AN IDENTIFIED NEED (CAPACITY OF EXPENDITURE) WHEN THAT NEED EXISTS. Retail proposals may come forward which either individually or cumulatively could affect existing shopping facilities in the Town Centre and other local facilities. Proposals which would result in an increase of over 1,500 square metres are considered to be sufficiently large, relative to the Town Centre and out-of-town shopping areas, for the Borough Council to consider whether they may have a detrimental effect on the vitality and viability of the Town Centre. In order to assess whether the effect of any new proposals will be detrimental, a retail study will be required from the developer to show the effect that such proposals would have on existing facilities. In line with central government advice in PPG6, it is not the Borough Council's intention to require detailed computations or analysis of impact, but to require a general study of the likely effect of any such proposal. The Borough Council would wish to be able to consider such effects carefully in order to ensure the maintenance of existing provision, especially in the Town Centre. A Traffic Impact Assessment may also be required as outlined in the Transport Chapter. POLICY TR11 : RETAIL IMPACT STUDY RETAIL DEVELOPMENT PROPOSALS WHICH MAY, EITHER INDIVIDUALLY OR CUMULATIVELY, HAVE A DETRIMENTAL EFFECT ON THE VITALITY AND VIABILITY OF THE TOWN CENTRE WILL BE ACCOMPANIED BY A RETAIL STUDY TO BE PROVIDED BY THE DEVELOPER. SUCH A STUDY MUST INCLUDE THE FOLLOWING MATTERS: (A) EFFECT ON THE VITALITY AND VIABILITY OF THE TOWN CENTRE; AND (B) ACCESSIBILITY TO THE GENERAL PUBLIC; AND (C) IMPACT ON THE ROAD, CYCLEWAY AND PEDESTRIAN NETWORK; AND (D) EFFECT ON THE ENVIRONMENT OF THE SURROUNDING NEIGHBOURHOOD. LEISURE, CULTURAL, SOCIAL & COMMUNITY USES The Town is a sub-regional centre for leisure facilities meeting the needs of both Stevenage residents and people from the surrounding area. It is important that leisure facilities are accessible, and the Town Centre is a prime location for such facilities, with its passenger transport interchanges and car parking provision. A number of the Town Centre sites include leisure as appropriate uses in mixed developments. The Town Centre is the favoured location for new leisure facilities of town-wide significance and proposals for major leisure developments outside of the Town Centre Inset Area or Stevenage Leisure Park will generally be resisted. Detailed guidance on the provision of town-wide leisure facilities in Stevenage is set out in the Leisure Chapter. Further guidance on Town Centre Regeneration Strategy, uses and urban design will form part of the supplementary planning guidance. Within the defined Town Centre there is a wide range of leisure, social and community buildings and facilities, including the Arts and Leisure Centre, the Library, Stevenage College, health clinics, Citizens Advice Bureau and churches and adjacent to the Town Centre is the Stevenage Leisure Park with a wide range of commercial leisure operations. These are operated by a number of different organisations, including public sector and voluntary bodies. These are all essential services which need to be located in an accessible position, and the Town Centre is a prime location. The Borough Council accepts that it is necessary for the service provider to be able to use both land and buildings efficiently for service provision and to decide on the most effective and efficient means of service delivery. However, it is essential that there is land available for the key social and community facilities that must have a town centre location. This not only ensures that there is ready access to these facilities but also ensures that the role of the town centre as a primary focus for such facilities is retained. It is essential therefore that there is adequate provision of land to ensure that there is no detrimental effect on the provision of services. In addition, if any such existing land or facilities are lost through development proposals, the Borough Council will want to ensure that adequate provision is made in an accessible location elsewhere within the Town Centre unless it can be proven that the service or facility is no longer required or it can be provided elsewhere as efficiently, effectively and as conveniently. POLICY TR12 : PROTECTION OF LEISURE, SOCIAL AND COMMUNITY USES THE LOSS OF EXISTING LEISURE, CULTURAL, SOCIAL OR COMMUNITY FACILITIES WILL BE RESISTED IN THE TOWN CENTRE EXCEPT WHERE: (A) THE EXISTING FACILITY CAN BE RELOCATED EITHER WITHIN THE DEVELOPMENT PROPOSAL OR ELSEWHERE WITHIN THE TOWN CENTRE INSET AREA; OR (B) IT CAN BE PROVEN THAT THERE IS NO LONGER A NEED FOR THE EXISTING FACILITY; OR (C) IT CAN BE PROVEN THAT THE FACILITY CAN BE PROVIDED ELSEWHERE EQUALLY CONVENIENTLY FOR USERS. (Policies L4, SC1 TOWN CENTRE ACCESSIBILITY The approach to car parking provision has changed dramatically over the past decade. No longer is it acceptable to work on a predict and provide basis. The sustainability aims of the Government have travel as one of the most important elements of their policy. Local plans have an important role to play through the integration of land use and transportation policies and proposals. In the context of Stevenage Town Centre, its attractiveness and the competition from other towns, it is important to ensure that shoppers have choice of all modes of transport. Passenger transport infrastructure should be enhanced to make it attractive to more people as well as accommodating extra visitors to the regenerated Town Centre and new residents from the strategic housing development at Stevenage West. Most of the car parking provision in the Town Centre is provided in public car parks run by the Borough Council. An important tool in the operation of car parks is a pricing structure that will allow short term shopper parking, whilst discouraging long term worker/commuter parking. Given the regeneration and additional floorspace that can be supported from its catchment area, it is essential that existing car parking provision is not lost through development proposals and that new developments make adequate provision for access. This will need to include facilities for both users or customers and employees comprising the provision of parking on site to meet the minimum operational needs, together with commuted sums (see the Transport Chapter for further guidance). In the Town Centre this may include the provision of public car parks as outlined in Policy TR12. If the proposal is on land currently used for car parking, the development proposal will be expected to include the retention of the same number of spaces on site, or finance their replacement elsewhere, as well as provision needed as a result of the development. POLICY TR13 : TOWN CENTRE CAR PARKING DEVELOPMENT PROPOSALS IN THE TOWN CENTRE WILL BE REQUIRED TO PROVIDE CAR PARKING AND/OR COMMUTED SUMS FOR ALTERNATIVE ACCESS PROVISION IN ACCORDANCE WITH POLICIES T8 AND T9. ADDITIONALLY IN THE TOWN CENTRE THE FOLLOWING CRITERIA WILL APPLY: (A) THE DEVELOPMENT MUST BE SELF SUFFICIENT IN TERMS OF ITS OWN CAR PARKING REQUIREMENT FOR MINIMUM OPERATIONAL NEEDS; AND (B) ANY EXISTING CAR PARKING WILL BE REQUIRED TO BE REPLACED EITHER WITHIN THE DEVELOPMENT PROPOSALS OR ELSEWHERE WITHIN THE TOWN CENTRE THROUGH THE PAYMENT OF COMMUTED SUMS; AND (C) WITHIN THE TOWN CENTRE ALL CAR PARKING PROVISION SHALL BE MADE AVAILABLE FOR PUBLIC USE AND OPERATED IN ACCORDANCE WITH THE COUNCIL’S CURRENT PRICING POLICY; AND (D) COMMUTED SUMS WILL BE EXPECTED TO OFFSET ANY REDUCTION IN CAR PARKING PROVISION, AND WILL BE USED TO PROVIDE PASSENGER TRANSPORT, CYCLING FACILITIES AND PUBLIC CAR PARKING. (Policies T8 and T9 With the increased emphasis on alternative forms of travel to private motorised transport, the need to integrate modes is vital. Rail services play a vital role in this. In order to promote rail travel it is visual that access to the railway station by other modes of travel is convenient, including access by car. To facilitate this it is important to ensure that existing provision for car parking is retained so that rail travel from Stevenage remains an attractive alternative to private motorised transport for as much of the journey as possible. POLICY TR14 : RAILWAY STATION CAR PARKS THE RAILWAY STATION CAR PARKS WILL BE RETAINED FOR CAR PARKING FOR THE RAILWAY STATION. RESIDENTIAL ACCOMMODATION IN THE TOWN CENTRE There is only a limited amount of residential accommodation in the Town Centre. It is mainly located at the southern end of the Town Centre either as an integral part of the building form at first and second floor levels or within The Towers residential development. Where any developments are proposed these should replace existing residential accommodation on at least a 'one for one' basis. POLICY TR15 : LOSS OF RESIDENTIAL ACCOMMODATION WITHIN THE TOWN CENTRE INSET AREA PROPOSALS THAT INVOLVE THE LOSS OF RESIDENTIAL ACCOMMODATION SHALL PROVIDE REPLACEMENT ACCOMMODATION AS PART OF THE OVERALL DEVELOPMENT. It has been argued that the provision of residential accommodation in the Town Centre is important in keeping the Town Centre 'alive' at night, which in turn helps to ensure the security of the area. However there is increasing pressure for changes of upper floor residential units to other uses, including offices, storage and social and community uses. Such changes of use will result in the loss of residential accommodation and could lead to conflict between residential and other users at first floor and above. Such changes of use must be resisted, unless it can be proved that the accommodation is no longer suitable for residential purposes or that there is no detrimental effect on the amenities and environment enjoyed by adjoining residential properties. POLICY TR16 : CHANGE OF USE FROM RESIDENTIAL ACCOMMODATION PROPOSALS FOR THE CHANGE OF USE OF RESIDENTIAL ACCOMMODATION IN THE TOWN CENTRE WILL BE ASSESSED AGAINST THE FOLLOWING CRITERIA: (A) THE ACCOMMODATION IS NO LONGER SUITABLE FOR RESIDENTIAL USE; AND (B) THERE IS NO DETRIMENTAL EFFECT ON THE AMENITIES AND ENVIRONMENT OF ADJOINING RESIDENTIAL PROPERTIES. PROPOSALS WHICH INCLUDE NEW RESIDENTIAL ACCOMMODATION WILL BE CONSIDERED ON THEIR MERITS SUBJECT TO APPROPRIATE ACCESS ARRANGEMENTS AND LOCATION IN RELATION TO COMMERCIAL ACTIVITIES. ( Policy H6 CONSERVATION AND THE ENVIRONMENT OF THE TOWN CENTRE The Town Centre was the first planned pedestrian shopping centre in Britain and the Town Square is the focal point for the Town Centre. The Town Square was designated a Conservation Area in 1988 because of its historic and architectural importance and its significance in Stevenage's history. The built form of the Town Square and the type of buildings and materials incorporated within it are an essential element of the New Town architecture of the period. This does not mean that large scale redevelopments are not acceptable, they should however reflect the modern architecture, urban form and scale of the Town. The Town Centre Conservation Area boundaries will be reviewed over the period of the District Plan and a Conservation Area appraisal will be produced. Detailed guidance on developments in Conservation Areas is provided in the Environment Chapter. POLICY TR17 : TOWN SQUARE ENHANCEMENTS IN THE TOWN SQUARE NEW DEVELOPMENTS OR EXTENSIONS TO EXISTING BUILDINGS will be DESIGNED TO BE SYMPATHETIC TO THE DESIGN, SCALE, SITING, FORM AND MATERIALS OF ADJACENT PROPERTIES AND IN KEEPING WITH THE CHARACTER OF THE AREA. NEIGHBOURHOOD SHOPPING CENTRES Stevenage has a comprehensive distribution of neighbourhood shopping centres designed to provide shopping facilities within walking distance for residents. In association with changing retail trends, there has been a decline in the number of people making shopping trips to these centres every day for food and convenience goods. This has resulted in a reduction in spending at neighbourhood centres and therefore there has been either a rise in specialist shops at these centres or a problem in terms of turnover of facilities provided. However, the Borough Council recognises that neighbourhood centres fulfil an important function in meeting everyday needs for many people, are a sustainable form of development and, are especially valued by those with limited mobility. Due to the change in the role of neighbourhood centres the Borough Council believes it is necessary to have detailed policies relating to these Centres and these are set out in Chapter 11. In general, the Borough Council wishes to ensure the continued provision of retail facilities in the Neighbourhood Centres. However new uses will also be considered in the Neighbourhood Centres including small scale business space, education and residential. POLICY TR18 : NETWORK OF NEIGHBOURHOOD CENTRES FAVOURABLE CONSIDERATION WILL BE GIVEN TO MAINTAINING THE NETWORK OF NEIGHBOURHOOD CENTRES IN EXISTING RESIDENTIAL AREAS. REDEVELOPMENT PROPOSALS FOR AN ENTIRE NEIGHBOURHOOD CENTRE WILL BE CONSIDERED IN RELATION TO POLICY NC6. (Policy NC6 NEW NEIGHBOURHOOD FACILITIES Any new residential development of a significant scale will be expected to provide a Neighbourhood Centre, so that the existing pattern of neighbourhood facilities is maintained. The centre should cater primarily for the needs of the new neighbourhood and should not normally seek to fulfil a wider role in the provision of retail facilities unless the proposal is accompanied by a retail study in accordance with Policy TR11 and shows that it meets the criteria set out in Policy TR10. POLICY TR19 : NEW NEIGHBOURHOOD CENTRES WHERE MAJOR NEW RESIDENTIAL NEIGHBOURHOODS ARE PROPOSED, THE DEVELOPMENT WILL INCLUDE A NEW NEIGHBOURHOOD SHOPPING CENTRE TO MEET THE NEEDS OF THAT DEVELOPMENT, WHICH IS TO BE PROVIDED BY THE DEVELOPER. SUCH PROPOSALS MUST BE ACCOMPANIED BY A RETAIL STUDY AS REQUIRED BY POLICY TR11 AND WILL BE CONSIDERED IN RELATION TO POLICY TR10. ( Policies TR10 and TR11 INDIVIDUAL SHOP UNITS IN RESIDENTIAL AREAS There has been a growth in the provision of single retail outlets in association with other facilities, such as at petrol filling stations. It might be argued that these provide a useful service in areas that are not well served by Neighbourhood Centres. However, there is a town-wide network of neighbourhood shopping facilities, such free standing shops can have a detrimental effect on the neighbourhood provision. In addition these shops may have an environmental impact on adjacent residential areas. As part of the Borough Council's commitment to Neighbourhood Centres, free standing shop units will only be accepted in exceptional circumstances. POLICY TR20 : FREE STANDING SHOPS PROPOSALS FOR NEW SINGLE SHOPS OR SHOP UNITS ATTACHED TO OTHER SERVICE FACILITIES (INCLUDING PETROL FILLING STATIONS) WILL NOT BE PERMITTED EXCEPT WHERE THE FOLLOWING CRITERIA ARE MET: (A) THERE IS AN IDENTIFIED LACK OF FACILITIES IN THE AREA; AND (B) THERE IS NO DETRIMENTAL IMPACT ON ADJOINING RESIDENTIAL PROPERTIES IN TERMS OF NOISE AND TRAFFIC MOVEMENTS; AND (C) ADEQUATE ACCESS, PARKING AND SERVICING CAN BE PROVIDED, INCLUDING PROVISION FOR THOSE ARRIVING ON FOOT OR BY BIKE; AND (D) IT WILL NOT HARM THE VITALITY AND VIABILITY OF THE EXISTING TOWN CENTRE AS A WHOLE; AND (E) IT IS LOCATED IN A POSITION WHICH ALLOWS A WIDE CROSS-SECTION OF THE SHOPPING PUBLIC TO USE THE FACILITIES;AND (F) IT DOES NOT TAKE LAND REQUIRED FOR OTHER USES. Isolated existing shop units in residential areas are often uneconomic and are unable to maintain a retail function. However, due to the proximity of residential accommodation and the planned nature of the Town, the Borough Council considers that the best alternative use of such units is residential. The Borough Council is concerned to ensure there is no adverse effect on the amenities of adjoining residential areas through changes of use of these units. POLICY TR21 : LOSS OF ISOLATED SHOPS PROPOSALS FOR THE CHANGE OF USE OF ISOLATED SHOP UNITS IN RESIDENTIAL AREAS TO RESIDENTIAL ACCOMMODATION WILL BE PERMITTED. OTHER USES WILL ONLY BE ACCEPTABLE IF THERE IS NO DETRIMENTAL EFFECT ON THE AMENITIES OF THE SURROUNDING AREA. RETAIL OUTLETS IN INDUSTRIAL AREAS There is increasing trend for industrial units to incorporate a significant retail element. There is a limited supply of employment land for B1 and B2 uses, therefore this land should be retained for such employment uses. Retail outlets also compete with existing retail centres, therefore it is essential that such pressure for retail outlets is resisted. Policy guidance is set out in Policy E6 in the Employment Chapter. ENVIRONMENT INTRODUCTION Environmental or 'green' issues cover a wide variety of interests ranging from the preservation and enhancement of historic buildings to the protection of landscapes, and wildlife. Matters which affect the environment in Stevenage are also covered in this chapter such as pollution and noise. In addition, the provision and impact of utilities developments such as water and energy infrastructure are also addressed. Protecting and enhancing the environment is a central theme of sustainable development which is reflected in Policy 1 of the Structure Plan. The objectives of this Plan’s environmental policies are based on this policy and are as follows: (a) to ensure that the quality of Stevenage’s environment is maintained and improved by protecting, and where possible, enhancing important built and natural environmental assets; (b) to avoid or minimise all forms of pollution associated with development; and c) to minimise the depletion of natural resources and make the most efficient use of land, buildings, water, energy, waste and minerals. A wide range of government policy guidance exists on different environmental issues which the Borough Council has had regard to during the preparation of District Plan policies. In addition, organisations with an environmental remit such as the Environment Agency and English Nature provide guidance which has been used for assisting in the preparation of the this Plan. BUILT ENVIRONMENT The built environment in Stevenage includes several older areas, including the Old Town and original hamlets such as Shephall Green, Symonds Green and St. Nicholas which are now part of the New Town. These older groups of buildings are particularly important not only because Stevenage is predominantly a modern settlement, but also because of their own historical and architectural characteristics. Conservation Areas In addition to normal planning controls, the Planning (Listed Buildings and Conservation Areas) Act 1990 provides specific protection for areas of special architectural or historic interest, known as Conservation Areas. There are five Conservation Areas in Stevenage which have different characters. The Old Town and the Town Centre are both predominantly commercial centres, whilst the Conservation Areas at Shephall Green, Symonds Green and St. Nicholas are mainly residential in character. The boundaries of the Conservation Areas are shown on the Proposals Map. The Old Town and the Town Centre Conservation Areas are under different pressures to the other Conservation Areas because they are within commercial centres. In these areas there is a need for advertisements and shop frontages to be controlled to prevent them being detrimental to the character of the area. Specific guidance on both these Conservation Areas is included in the Old Town and Town Centre and Retailing chapters. To maintain the character of Conservation Areas, the Borough Council can control development so that changes are in scale and harmony with the character of the area, existing buildings which contribute to the character and appearance of the area are preserved, and the built environment is enhanced. The design of new buildings in Conservation Areas must take full account of their surroundings and where appropriate, the use of traditional materials and features should be incorporated. POLICY EN1 : DEVELOPMENT IN CONSERVATION AREAS NEW DEVELOPMENTS, OR EXTENSIONS, ALTERATIONS OR CHANGES OF USE TO EXISTING BUILDINGS WILL ONLY BE PERMITTED IN CONSERVATION AREAS IF PROPOSALS ARE SYMPATHETIC TO THE DESIGN, SCALE, SITING, FORM AND MATERIALS OF THE ADJACENT PROPERTIES AND WITH THE CHARACTER AND APPEARANCE OF THE AREA. The character of a Conservation Area can be detrimentally affected by the demolition of either parts of, or entire buildings within the area. The Borough Council will only grant permission for demolition if it positively contributes to the character and appearance of the Conservation Area. It is acknowledged that redevelopment proposals in Conservation Areas may preserve or enhance an area if the new structure is sensitively designed. POLICY EN2 : DEMOLITION IN CONSERVATION AREAS PLANNING PERMISSION WILL NOT BE GRANTED FOR THE DEMOLITION OF EITHER PARTS OF, OR ENTIRE BUILDINGS, IN CONSERVATION AREAS UNLESS THE DEMOLITION POSITIVELY CONTRIBUTES TO THE CHARACTER OR APPEARANCE OF THE STREET SCENE. IN PARTICULAR ANY BUILDING OF INDIVIDUAL MERIT MUST BE RETAINED. Advertising has a considerable impact on the street scene, especially in conservation areas. In order for the character of the Conservation Areas to be maintained there is a need to ensure that any advertisements are in harmony with their surroundings. This means having regard to the proportions and scale of the buildings on which advertisements are proposed and the type and style of sign in a given setting. For example, traditional hanging signs on historic buildings would be considered an appropriate form of advertisement. Policies in the Old Town Chapter provide specific policy guidance on advertisements and shop fronts in the Old Town High Street. Additional advice on advertisements is given in the Environmental Safeguards. POLICY EN3 : ADVERTISEMENTS IN CONSERVATION AREAS WITHIN THE CONSERVATION AREAS, APPLICATIONS FOR EXPRESS CONSENT MADE UNDER THE TOWN AND COUNTRY (CONTROL OF ADVERTISEMENTS) REGULATIONS WILL BE REQUIRED TO MEET THE FOLLOWING CRITERIA: (A) BE DIRECTLY RELATED TO THE USE OF THE BUILDING; AND (B) BE OF AN APPROPRIATE SIZE AND APPEARANCE; AND (C) BE IN AN APPROPRIATE POSITION IN RELATION TO THE BUILDINGS OR SITE ON WHICH THEY ARE TO BE DISPLAYED; AND (D) BE IN HARMONY WITH THE AREA IN TERMS OF DESIGN, MATERIALS AND ILLUMINATION. PLANNING PERMISSION WILL NOT BE GRANTED WHERE THE DISPLAY OF A SIGN WOULD DETRACT FROM THE HISTORIC AND ARCHITECTURAL CHARACTER OF THE CONSERVATION AREA OR INDIVIDUAL BUILDINGS WITHIN IT. (Policy OT9 The Borough Council has a duty under the Planning (Listed Buildings and Conservation Areas) Act 1990 to review whether any part of its area should be designated as conservation areas or remain designated. Whilst the process of reviewing existing conservation areas and designating new conservation areas should be pursued separately to the District Plan process, the District Plan sets out the broad criteria for the designation and review of the Conservation Areas. Government advice on the designation of new conservation areas is contained in PPG15 which states that it is important that conservation areas are seen to justify their status and that the concept is not devalued by the designation of areas lacking any special interest. At present, the Borough Council does not consider there is justification for additional conservation area designations as there are no further areas in Stevenage which are considered to have special architectural or historic interest. The Old Town and Town Centre Conservation Areas are predominantly commercial areas which have been subjected to considerable change over the years. The Borough Council considers that there is a need to review these areas over the period of this Plan to determine whether the existing boundaries are still appropriate. When these Conservation Areas are reviewed, character appraisals will be prepared which will define, in detail, the special architectural or historic interest which justifies protection or enhancement. Character appraisals will also identify any specific opportunities for preservation and enhancement in the Conservation Areas. The Borough Council will have regard to these character appraisals when considering development proposals in Conservation Areas. Listed Buildings Individual buildings of special architectural or historic interest are "listed" by the Government. These buildings are mainly within Conservation Areas and benefit from additional protection which ensures their conservation and preservation. It is essential that these buildings are preserved and protected as they are an important part of Stevenage’s heritage which cannot be replaced. The Planning (Listed Buildings and Conservation Areas) Act 1990 provides the legal framework under which the Borough Council exercises special controls in respect of listed buildings. The Borough Council encourages owners of listed buildings to carry out necessary repairs on a like for like basis. Proposals which go beyond repairs or affect the character or appearance of the building will require Listed Building Consent, from the Borough Council, prior to the work being undertaken. Consent may be required for repairs, alterations and extensions which would not require consent on a building which is not listed. To maintain and enhance the historic and architectural value of a listed building, it is important that any alterations or extensions are carried out sympathetically with minimal alteration or damage to the existing fabric. Alterations and conversion should be carried out using traditional methods of construction and materials wherever possible. They should also address any neglect or decay that has taken place and restore the buildings to a condition which is appropriate to the historic or architectural character for which they were originally listed. POLICY EN4 : ALTERATIONS OR EXTENSIONS TO LISTED BUILDINGS DEVELOPMENT PROPOSALS FOR ALTERATION OR EXTENSIONS TO A LISTED BUILDING MUST BE DESIGNED TO BE IN SYMPATHY WITH THE SITING, SCALE, CHARACTER AND DESIGN OF THE ORIGINAL BUILDING. LISTED BUILDING CONSENT OR PLANNING PERMISSION WILL NOT BE GRANTED FOR ANY PROPOSAL WHICH WOULD ADVERSELY AFFECT THE INTERIOR OR EXTERIOR CHARACTER OF THE LISTED BUILDING. The demolition or partial demolition of a listed building will rarely be acceptable because listed buildings are a scarce resource in Stevenage which cannot be replaced. POLICY EN5 : DEMOLITION OF LISTED BUILDINGS THE DEMOLITION OR PARTIAL DEMOLITION OF A LISTED BUILDING WILL NOT BE PERMITTED UNLESS THE FOLLOWING CRITERIA ARE MET: (A) IT CAN BE SATISFACTORILY DEMONSTRATED THAT IT IS NOT PRACTICABLE TO CONTINUE THE USE OF THE BUILDING FOR ITS EXISTING OR FORMER PURPOSE; AND (B) THERE IS NO OTHER VIABLE USE FOR THE BUILDING; AND (C) DEMOLITION WOULD NOT HAVE AN ADVERSE AFFECT ON THE SETTING OF ANOTHER LISTED BUILDING, THE CHARACTER OF THE STREET SCENE OR THE CHARACTER OF A CONSERVATION AREA. Government guidance provided in PPG15 states that the best use of a historic building is the use for which it was originally designed. It is important to ensure that changes of use preserve the buildings and do not harm their historic or architectural character. Changes in use can result in significant alterations to meet operational requirements e.g. car parking requirements, fire escapes and security measures. Proposals for the change of use of a building will therefore be resisted where the new use would harm its historic or architectural quality. However, it is important that listed buildings do not become neglected because planning controls prevent viable alternative uses taking place. Where the future of a listed building can be most effectively secured by an alternative use that is appropriate for the area, a change of use may be acceptable. POLICY EN6 : CHANGES OF USE OF LISTED BUILDINGS DEVELOPMENT PROPOSALS WHICH RESTORE A LISTED BUILDING TO THE USE IT WAS ORIGINALLY DESIGNED FOR WILL BE ENCOURAGED WHERE THE ORIGINAL USE IS CLEARLY EVIDENT. PLANNING PERMISSION WILL ONLY BE GRANTED FOR ALTERNATIVE USES WHERE IT IS CONSIDERED THAT IT IS ESSENTIAL FOR THE PRESERVATION OR RESTORATION OF THE BUILDING AND DOES NOT DETRACT FROM ITS HISTORIC OR ARCHITECTURAL CHARACTER OR THAT OF AN ADJOINING BUILDING. The space around listed buildings can make an important contribution to their appearance and character. In some cases the setting of a building may have an historic function in its own right. New development within the curtilage of, or affecting the setting of a listed building will therefore need to be designed sensitively to avoid adversely affecting the character or appearance of a listed building. Where acceptable major developments or redevelopments are proposed, it will be a requirement for listed buildings to be retained and incorporated within the development. This issue is particularly relevant to the strategic housing development at Stevenage West which may affect listed and other historic buildings. The setting of listed buildings in the landscape can make a vital contribution to their character, therefore it is important that a sensitive approach is taken to the landscape and topography of the land associated with the setting of the listed building and that the historic settlement pattern is maintained. As new development which incorporates listed buildings can threaten the viability of their current uses (e.g. agricultural), proposals will need to give consideration to facilitating alternative uses if appropriate. If necessary, planning obligations will be used to secure the maintenance of the fabric and character of a listed building. This is justified because it is possible that listed buildings will become redundant and fall into neglect unless alternative uses and measures to maintain their character and appearance are considered at an early stage of development. POLICY EN7 : SETTING OF LISTED BUILDINGS DEVELOPMENT PROPOSALS IN THE CURTILAGE OF OR NEAR A LISTED BUILDING WILL ONLY BE PERMITTED WHERE THERE IS NOT AN ADVERSE AFFECT ON THE SETTING OF THE BUILDING. WHERE MAJOR DEVELOPMENTS ARE ACCEPTABLE THEY WILL BE REQUIRED TO SENSITIVELY INCORPORATE ANY LISTED BUILDINGS AND RESPECT THEIR LANDSCAPE SETTING. WHERE APPROPRIATE DEVELOPERS WILL BE REQUIRED TO GIVE CONSIDERATION TO POTENTIAL ALTERNATIVE USES WHICH BENEFIT THE FABRIC OF A LISTED BUILDING AND ITS SURROUNDING LAND INCLUDING LANDSCAPE AND NATURE CONSERVATION OBJECTIVES. To ensure that buildings of historic or architectural quality are retained, the Borough Council will continue to review the statutory list and will suggest new listings whenever it is considered appropriate. Archaeology Archaeological remains are of historic importance and are irreplaceable assets. They can consist of buildings, structures, sites, buried deposits and landscape features. Features can have strong links with landscape character and are appreciated through tourism, education and leisure activities. The Borough Council will encourage measures aimed at preserving, managing and enhancing archaeological sites and features. The main record of Stevenage’s archaeological heritage is the Hertfordshire Sites and Monument Record (SMR) from which sites and monuments shown on the Proposals Map have been derived. Scheduled Ancient Monuments Scheduled Ancient Monuments (SAMs) are protected by the 1979 Ancient Monuments and Archaeological Areas Act. Stevenage has four Scheduled Ancient Monuments, two buildings at the northern end of the High Street, the tumuli in Six Hills Way and the moat in Whomerley Wood. These ancient monuments have been scheduled because their historic, architectural, traditional or archaeological interest is considered to be of national importance. The Borough Council intends to protect these ancient monuments from developments which would adversely affect them. POLICY EN8 : SCHEDULED ANCIENT MONUMENTS PLANNING PERMISSION WILL BE REFUSED FOR ANY DEVELOPMENT WHICH WOULD DAMAGE OR ADVERSELY AFFECT A SCHEDULED ANCIENT MONUMENT. Archaeology and Development Hertfordshire County Council has identified the need to ensure that other areas of significant archaeological remains are identified and protected. Within the Borough six such "Areas of Archaeological Significance" have been identified at St. Nicholas, the Old Town, Shephall Green, Whomerley Wood, Six Hills Way and Boxfield Farm. Within these areas the Borough Council will make use of its powers to protect important archaeological remains from development. Outside the defined Areas of Archaeological Significance, new developments, particularly those on greenfield sites, may also have potential to permanently damage archaeological remains if their archaeological significance is not adequately considered before development is permitted. To preserve the historical context of an area and evidence of past settlement, it is important that developers take appropriate steps to establish the archaeological interest of a site before planning applications are submitted. Where information from the SMR indicates that a site is archaeologically sensitive or is in an Area of Archaeological Significance, developers should commission an evaluation of the site to accompany any planning application. This evaluation will assist the developer to determine whether proposals need to be amended to avoid or minimise damage to archaeological remains and will help inform the Borough Council’s decision on the development proposal. Conditions or planning obligations will be used to ensure that where remains do not justify preservation, remains are investigated, recorded and excavated as appropriate. Important archaeological remains will be expected to be preserved and development proposals will need to demonstrate how important archaeological remains will be incorporated into the new development in a sensitive manner. POLICY EN9 : ARCHAEOLOGY AND DEVELOPMENT WHERE A DEVELOPMENT PROPOSAL AFFECTS AN AREA OF ARCHAEOLOGICAL SIGNIFICANCE AS SHOWN ON THE PROPOSALS MAP, OR HAS POTENTIAL TO AFFECT ARCHAEOLOGICAL REMAINS ON OTHER SITES, DEVELOPERS WILL BE REQUIRED TO SUBMIT AN ARCHAEOLOGICAL EVALUATION BEFORE A PLANNING APPLICATION IS DETERMINED. DEVELOPMENT WILL NOT BE PERMITTED WHICH COULD LEAD TO THE LOSS OF, OR DAMAGE TO, IMPORTANT ARCHAEOLOGICAL REMAINS. DEVELOPMENT PROPOSALS WILL BE REQUIRED TO DEMONSTRATE HOW IMPORTANT ARCHAEOOGICAL REMAINS WILL BE PRESERVED AND INCORPORATED INTO THE LAYOUT OF A DEVELOPMENT . WHERE THERE IS NO OVERRIDING CASE FOR PRESERVATION OF ARCHAEOLOGICAL REMAINS, PLANNING PERMISSION WILL BE SUBJECT TO CONDITIONS AND/OR PLANNING OBLIGATIONS TO ENSURE THAT ADEQUATE PROVISION IS MADE FOR INVESTIGATING, RECORDING AND WHERE APPROPRIATE EXCAVATING ARCHAEOLOGICAL REMAINS THAT WILL BE LOST OR DAMAGED BEFORE DEVELOPMENT COMMENCES. NATURAL ENVIRONMENT Stevenage was planned with open space forming an integral part of the urban structure. As there is limited potential for growth on the edges of the Town there is often pressure for development within it which can threaten these open spaces. Other natural and ancient features such as ancient lanes, woodlands, trees, river valleys and natural habitats were also incorporated into the design of the New Town. Around the edge of Stevenage the natural environment is mainly open agricultural land, interspersed with woodlands, some of which has high landscape value. Collectively these elements of the natural environment create a pleasant environment in which to live and work by providing a green urban area and forming not only spaces within Stevenage but also linking the Town to the countryside. The protection and enhancement of these natural assets is important because of their essential contribution to the environment of the urban area. Green Links The New Town was designed to include natural physical features as an integral part of the development. Significant landscape features were retained to form open spaces and "green" areas between each neighbourhood. Thus "Green Links" were formed between the neighbourhoods and the surrounding countryside. The retention and enhancement of these natural environmental features by linking them into a continuous system of green spaces is therefore promoted. Policy 46 of the Structure Plan requires local plan policies to be prepared in the context of an open space strategy which will take into account the open space structure. The Green Links in Stevenage represent the Borough’s open space structure due to their size and coverage within the Town and because they link the majority of Stevenage’s open spaces. The Green Links identified in Policy EN10 vary in form, size and function both between and within the links. However, they are all made up of a series of green spaces which can include formal open space, public and school playing fields, commons, woodlands, ‘Wildlife Sites’ and water features. They can also play an important role in terms of visual amenity and create vistas through the Town's landscape. Green Links also provide wildlife corridors from one habitat to another which helps maintain the range and diversity of wildlife in Stevenage. Due to the variety in form, size and function of the green spaces within the links, not all parts of every Green Link will necessarily be accessible or walkable. POLICY EN10 : GREEN LINKS THE FOLLOWING AREAS ARE SHOWN ON THE PROPOSALS MAP AS GREEN LINKS. THESE ARE AN ESSENTIAL PART OF THE URBAN STRUCTURE OF THE TOWN. 1. FROM BROADHALL WAY THROUGH THE WATER MEADOWS ACROSS HERTFORD ROAD. 2. FROM THE OLD TOWN BOWLING GREEN ALONG THE AVENUE INCLUDING ADJOINING PLAYING FIELDS TO ST. NICHOLAS CHURCH. 3. FROM GRESLEY WAY THROUGH COLLENSWOOD SCHOOL AND ASHTREE WOOD NORTHWARDS THROUGH PESCOTTS SPRING TO CAMPSHILL JMI SCHOOL. 4. FROM GRESLEY WAY NORTH WEST TO NARROW BOX LANE WITH A WESTERN SPUR TO NOBEL SCHOOL. 5. FROM GRESLEY WAY THROUGH RIDLINS WOOD WESTWARDS THROUGH LOVES WOOD AND SHEPHALL PARK AND THEN SOUTHWARDS TO THE NOKE. 6. FROM THE ROEBUCK NORTHWARDS THROUGH FAIRLANDS VALLEY TO HAMPSON PARK THEN SOUTHWARDS TO PIN GREEN SCHOOL. FROM FAIRLANDS AN EXTENSION RUNS SOUTH EAST THROUGH PEARTREE PARK TO SHEPHALL PARK. 7. FROM MEADWAY PLAYING FIELDS NORTHWARD TO FISHERS GREEN WITH AN EASTERN SPUR TO SYMONDS GREEN. 8. FROM GRESLEY WAY NORTHWARDS THROUGH RIDLINS AND BANDLEY HILL TO COLLENSWOOD SCHOOL. Because the Green Links are an integral element of the urban structure of the Town, the Borough Council will expect new developments to maintain and enhance this structure by extending existing links or creating new links within a development. This is particularly relevant with respect to new developments on the edge of the Town because, without careful planning the continuity of existing Green Links which provide, access to the countryside may be compromised. Furthermore, if a strategic approach is not taken to the planning of green spaces within new developments, the principles behind the urban structure of Stevenage may be prejudiced. Residents of new housing developments may not then have the opportunity to enjoy from the recreational, landscape and ecological benefits that Green Links currently offer to existing residents. Policy EN11 will be applicable to new residential developments which justify the provision of new Green Links or extensions to existing Green Links as part of the overall layout and design of the development. POLICY EN11: PROVISION OF NEW AND EXTENDED GREEN LINKS WHERE APPROPRIATE DEVELOPMENT PROPOSALS WILL BE REQUIRED TO INTEGRATE LANDSCAPE FEATURES AND OPEN SPACES WITHIN THE DEVELOPMENT AREA AND WITH THE SURROUNDING COUNTRYSIDE TO EITHER EXTEND EXISTING GREEN LINKS AND/OR FORM NEW GREEN LINKS. ( Policy SW10 Due to pressures for meeting development needs, green spaces within the Town can sometimes be threatened. The Borough Council is determined to ensure that Stevenage retains it original design in terms of its urban structure and the use of its green spaces. Although a number of the green spaces are protected in their own right under other policies in this Plan, the Borough Council believes that it is essential to protect not just the individual spaces but also the concept of linking these spaces together. Although the Green Links identified in Policy EN10 may vary in form, size, function and character, the essential element is that together they provide environmental corridors throughout the Town. The size of the individual elements of the Green Links may not necessarily be important and the Links may not always be continuous, but it is important to protect the Links from development which could damage their integrity. Occasionally there may be land within a Green Link, as defined on the Proposals Map which because of its size, form, function or character, could incorporate limited development without damaging the essential characteristics of the link as set out in Policy EN12. There are also buildings within the Green Links such as schools and pavilions, where there may be opportunities in the future for changes of use to take place, particularly related to the operational requirements of (public sector services) providing social and community facilities. In considering such proposals the proposed development must preserve the integrity of the space itself and not harm the Green Link as a whole. Development on land and buildings adjacent to the Green Link will be considered in terms of its impact on the Link as set out in the criteria in Policy EN12. In particular, it will not be acceptable for new developments to compromise access to the countryside provided by existing Green Links unless the Link is extended as part of the development. POLICY EN12 : DEVELOPMENT AFFECTING GREEN LINKS DEVELOPMENT PROPOSALS WHICH HAVE AN UNACCEPTABLE ADVERSE IMPACT ON THE CHARACTER OF A GREEN LINK SHOWN ON THE PROPOSALS MAP WILL NOT BE PERMITTED. WHEN ASSESSING THE IMPACT THAT A DEVELOPMENT PROPOSAL MAY HAVE ON A GREEN LINK THE FOLLOWING CRITERIA WILL BE USED: (A) THE SIZE, FORM, FUNCTION AND CHARACTER OF THE GREEN SPACE DIRECTLY AFFECTED BY THE DEVELOPMENT PROPOSAL; AND THE ROLE OF THE GREEN SPACE WITHIN THE GREEN LINK; AND THE IMPACT OF THE DEVELOPMENT PROPOSAL ON THE GREEN SPACE AND GREEN LINK; AND THE INTEGRITY OF THE GREEN LINK. FOR THE PURPOSES OF THIS POLICY THE CHARACTER OF A GREEN LINK IS DEFINED AS VISUAL CONTINUITY OF GREEN SPACES, ACCESSIBLE GREEN ROUTES AND WILDLIFE CORRIDORS. Woodlands and Trees Significant areas of woodland were retained by the Master Plans for the New Town to create an attractive environment within Stevenage by contributing to landscape quality and softening and screening developments. Woodlands also provide natural habitats for wildlife, remove carbon dioxide from the air, provide shelter and shade for buildings and create informal recreation opportunities. The Borough Council therefore recognises the importance of retaining existing trees, copses, and woodlands to maintain the quality of the environment. Whilst many woodlands and trees are already protected by "wildlife site" designations, it is important that all woodlands of amenity value are retained. Exceptionally, development may be permitted where it can be demonstrated that the benefits of the development would outweigh the value of the woodland. In exceptional circumstances where development does take place, replacement tree planting will be required and existing trees will need to be retained as far as possible in accordance with Policy EN14. Proposals for the creation of new woodlands will be encouraged where this offers landscape, nature conservation and recreation benefits. The Hertfordshire Woodland Strategy produced by the Countryside Management Service provides detailed advice on matters that should be considered when planting new woodlands. POLICY EN13 : LOSS OF WOODLANDS DEVELOPMENT PROPOSALS WHICH WOULD RESULT IN THE LOSS OF WOODLANDS WILL NOT BE PERMITTED UNLESS THE FOLLOWING CRITERIA ARE MET: (A) IT CAN BE DEMONSTRATED THAT THE BENEFITS OF THE PROPOSED DEVELOPMENT WOULD OUTWEIGH THE VALUE OF THE WOODLAND IN TERMS OF ITS CONTRIBUTION TO LANDSCAPE, NATURE CONSERVATION, INFORMAL RECREATION AND RESIDENTIAL AMENITY; AND EXISTING TREES ARE RETAINED AS FAR AS POSSIBLE AND REPLACEMENT PLANTING TAKES PLACE. Where developments take place it is important to retain trees and woodlands within or around proposed buildings. To enable the impact of a development on trees to be fully considered when determining a proposal, the Borough Council will expect developers to provide aboricultural reports in appropriate cases. Aboricultural reports should provide details about the location and characteristics of existing trees and clearly indicate which trees are to be removed or retained. Without sensitive planning, mature trees can be permanently damaged during construction or can create long term problems for the occupiers of new developments such as shade, storm damage and subsidence. In addition, where new tree planting takes place, trees may not mature and achieve their objectives if inappropriate species or tree establishment techniques are used. Wherever, possible the use of locally native tree species for new planting will be encouraged. It is therefore important that existing trees are sensitively incorporated into new developments and that attention is given to replacement planting schemes when development proposals are prepared. In particular, new planting should be designed to allow for long term management to avoid or minimise neglect i.e. to allow thinning, felling and replanting. Where individual trees, groups of trees or woodlands which are healthy and of amenity value are under threat from a development proposal, the Borough Council will secure their protection by a Tree Preservation Order. POLICY EN14 : TREES IN NEW DEVELOPMENTS DEVELOPMENT PROPOSALS WILL BE EXPECTED TO PROTECT AND RETAIN INDIVIDUAL TREES OR GROUPS OF TREES WITHIN DEVELOPMENT SITES. AN ARBORICULTURAL REPORT WILL BE REQUIRED WHERE DEVELOPMENT AFFECTS OR IS LIABLE TO AFFECT TREES. WHERE NECESSARY TREES WILL BE PROTECTED BY TREE PRESERVATION ORDERS. WHERE THE LOSS OF TREES IS UNAVOIDABLE, DEVELOPMENT PROPOSALS SHOULD ENSURE THAT SUFFICIENT LAND IS RESERVED FOR REPLACEMENT PLANTING AND LANDSCAPING. EXISTING TREES AND REPLACEMENT PLANTING WILL BE REQUIRED TO BE SENSITIVELY INCORPORATED INTO THE DEVELOPMENT AND PROTECTED DURING CONSTRUCTION. REPLACEMENT TREES WILL BE REQUIRED TO BE OF AT LEAST EQUIVALENT QUALITY TO THE TREES THAT ARE LOST. ATTENTION WILL BE GIVEN TO NEW PLANTING PROPOSALS TO ENSURE THAT APPROPRIATE SPECIES ARE SELECTED AND TREE MATURITY IS NOT PREJUDICED. It is usual that where trees are protected by a Tree Preservation Order, the Borough Council will not normally grant permission for them to be felled or pruned unless it can be proven that it is essential for public safety or the trees' continued health. In the case of 'tree surgery' it is expected that expert advice will be sought. Where a tree has to be removed the Borough Council will normally expect it to be replaced by the same species. In any new planting the Borough Council would expect to see an emphasis on native species in order to allow new planting to successfully integrate into the existing semi-natural environment. POLICY EN15 : TREE PRESERVATION ORDERS PLANNING PERMISSION FOR THE FELLING OF A TREE PROTECTED BY A TREE PRESERVATION ORDER WILL ONLY BE PERMITTED IN EXCEPTIONAL CIRCUMSTANCES. PERMISSION WILL NOT BE GRANTED FOR LOPPING, TOPPING OR OTHER WORK UNLESS IT CAN BE PROVEN THAT IT IS ESSENTIAL FOR THE HEALTH OF THE TREE OR TO PUBLIC SAFETY. WHEN A TREE HAS TO BE REMOVED REPLACEMENT PLANTING WILL BE REQUIRED Ancient Lanes and Hedgerows In the development of the New Town, ancient lanes and their adjacent hedgerows were preserved as part of the Town’s urban structure. Within Stevenage's predominantly urban environment they continue to be a valuable natural feature which need to be protected from future development as they cannot be replaced. Preservation of an ancient lane will not ensure its survival, its value to wildlife or its historical relevance unless the associated hedgerows and trees are maintained and enhanced. Where any existing lane or its associated hedgerow is affected by development the Borough Council will expect the developer to ensure that the lanes and associated hedgerows are preserved or enhanced and their character maintained. The Borough Council accepts that it may occasionally be necessary for a major development to cross or incorporate an ancient lane. Where this is necessary the Borough Council will require the ancient lane and associated hedgerow to be retained and for there to be a minimum of disruption to the ancient lane during and after the works. In particular it is essential that the visual continuity of the ancient land is preserved, with appropriate means for pedestrian and cycle crossings. In addition, replanting and resurfacing works must be undertaken in a sensitive and effective manner. The Borough Council will require developers to demonstrate how the ancient lanes which are incorporated into new developments will be managed as permanent and integral features of the development. Without adequate management in an urban environment their natural value and character may be diminished. The value of hedgerows generally has been recognised by the Government through the introduction of the 1997 Hedgerow Regulations which are currently being revised. Local authorities now have the opportunity to assess the importance of a hedgerow before certain works are permitted to be undertaken. The Regulations mainly relate to hedgerows in the countryside so their applicability in Stevenage is expected to be limited. However, the Borough Council will take appropriate action if a hedgerow protected by the Regulations is threatened. Whilst Policy EN16 protects the principal hedgerows in Stevenage, the Borough Council will resist the loss of other hedgerows and will expect major developments on the edge of Stevenage to sensitively incorporate such hedgerows into the development as set out above. POLICY EN16 : ANCIENT LANES AND HEDGEROWS DEVELOPMENT PROPOSALS WHICH WOULD ADVERSELY AFFECT AN ANCIENT LANE OR ITS ASSOCIATED HEDGEROW WILL NOT BE PERMITTED UNLESS IT CAN BE SATISFACTORILY DEMONSTRATED THAT IT IS ESSENTIAL FOR A DEVELOPMENT TO CROSS OR INCORPORATE AN ANCIENT LANE. IN THESE CIRCUMSTANCES, ANCIENT LANES AND THEIR ADJACENT HEDGEROWS WILL BE REQUIRED TO BE RETAINED ENHANCED AND INTEGRATED AS FAR AS POSSIBLE INTO THE NEW DEVELOPMENT. PRINCIPAL ANCIENT LANES AND HEDGEROWS ARE LISTED BELOW: 1. ASTON LANE 2. THE AVENUE 3. BOTANY BAY LANE 4. BRAGBURY LANE 5. BROADWATER LANE 6. CHELLS LANE 7. DENE LANE 8. FISHERS GREEN LANE 9. LANTERNS LANE 10. MEADWAY 11. NARROWBOX LANE 12. OLD WALKERN ROAD 13. SHEAFGREEN LANE 14. SHEPHALL LANE 15. SHEPHALL GREEN LANE 16. SHEPHERDS LANE 17. WATTON LANE WESTON LANE WHERE HEDGEROW REMOVAL IS UNAVOIDABLE, REPLACEMENT PLANTING OF APPROPRIATE NATIVE SPECIES WILL BE SOUGHT. (Policy SW10 Countryside Heritage Sites Hertfordshire County Council’s Countryside Heritage Project identified sites in the County that were important for wildlife conservation, archaeology and scenery. Within these sites the aim is to conserve and enhance the wildlife, archaeological and scenic elements of Hertfordshire's diverse countryside and ensure their continuing survival. In Stevenage, Monks Wood and Whomerley Wood were identified as a Countryside Heritage Site. Both areas are biologically rich remnants of ancient woodland and Whomerley Wood is of archaeological interest as it contains a moat which is a Scheduled Ancient Monument. They are the only woodland sites in Hertfordshire to be given the status of a Heritage Site. The Borough Council will ensure the future of Monks Wood and Whomerley Wood by refusing any development proposal that would have an adverse impact on the Heritage Site’s characteristics. The woodlands are also designated as Wildlife Sites in Policy EN18. POLICY EN17 : COUNTRYSIDE HERITAGE SITE THE COUNTRYSIDE HERITAGE SITE OF MONKS WOOD AND WHOMERLEY WOOD, AS SHOWN ON THE PROPOSALS MAP, WILL BE PROTECTED FROM ANY DEVELOPMENT PROPOSAL THAT WOULD ADVERSELY AFFECT THE ARCHAEOLOGICAL, WILDLIFE OR SCENIC FEATURES OF THE SITE. Nature Conservation Government policy on nature conservation set out in PPG9 is to "ensure that its policies contribute towards the conservation of the abundance of and diversity of British wildlife and its habitats, or minimise the adverse effects on wildlife where conflict of interest is unavoidable, and to meet its international responsibilities and obligations for nature conservation". An important element of Government policy is the wider commitment to biodiversity which PPG9 defines as the "sum total of life’s variety on earth". The maintenance of biodiversity is a key aspect of sustainability at all levels and in 1994, the Government produced ‘Biodiversity: the UK Action Plan’. This has been used as the basis for preparing the Hertfordshire Biodiversity Action Plan (BAP) which was published in 1998 by the Herts and Middlesex Wildlife Trust on behalf of the Hertfordshire Environment and Countryside Forums. The Hertfordshire BAP identifies key habitats and species needing conservation action. Some of these key habitats are well represented in Stevenage, particularly ancient woodlands. One of the main recommendations of the Hertfordshire BAP is the preparation of local BAPs. The Borough Council intends to prepare a BAP for Stevenage which will guide future nature conservation policy and action in the Borough. Significant natural habitats such as woodlands, marshlands, watercourses and grasslands were incorporated into the layout of the New Town. Many of these features also form part of the Green Links and woodlands referred to earlier in this chapter. However, areas which have particularly interesting plants and animals need to be protected in their own right. There are no national nature conservation designations in Stevenage such as National Nature Reserves (NNRs) or Sites of Special Scientific Interest (SSSIs). However, there are sites of regional or local importance in the Borough that justify protection. PPG9 makes it clear the local plans should only identify and protect sites of substantive nature conservation value in order to avoid unnecessary constraints upon development. To ensure that sites identified for protection in this Plan were assessed on a consistent basis using up-to-date information, the Borough Council, together with all of the other districts in Hertfordshire contributed to the preparation of the Hertfordshire Habitats Survey (Source: Habitat Survey for Stevenage Borough, Herts & Middlesex Wildlife Trust/Hertfordshire Biological Records Centre, 1998). This survey used nationally recognised criteria for identifying sites of at least district importance for nature conservation, known as ‘Wildlife Sites’. The survey identified 37 sites in Stevenage which met Wildlife Site criteria. One of the key recommendations of the Hertfordshire BAP was that all Wildlife Sites should be identified in local plans. Martins Way chalk embankment has been identified as a Regionally Important Geological Site (RIGS). RIGS are regionally important for their educational or historic value. As RIGS are irreplaceable they merit the same protection as Wildlife Sites. As the nature conservation interest of any natural habitat can change over time it is important that this Plan adopts a flexible approach if new information on the wildlife interest of a site becomes available. If further sites which meet Wildlife Site status are identified over the period of this Plan then the Borough Council will seek to ensure that these sites are afforded the same protection as sites identified in Policy EN18. The Borough Council will not permit developments that would adversely affect a Wildlife Site, in order to protect and enhance their nature conservation value as they are a rare and valuable resource which will be difficult to replace if destroyed. This is particularly important in a predominantly urban setting such as Stevenage. Natural habitats are fragile and can be indirectly affected by development in the surrounding areas by changes relating to drainage, sunlight and daylight. Policy EN18 therefore applies to development both adjoining and within Wildlife Sites. The criteria in Policy EN21 provide more detailed guidance for assessing proposals which may affect a Wildlife Site. POLICY EN18 : WILDLIFE SITES DEVELOPMENT PROPOSALS WITHIN AND ADJACENT TO THE WILDLIFE SITES SHOWN ON THE PROPOSALS MAP WHICH WOULD HAVE AN ADVERSE AFFECT ON THEIR NATURE CONSERVATION VALUE WILL NOT BE PERMITTED. THE FOLLOWING SITES ARE DEFINED AS WILDLIFE SITES: SITE HECTARES 1. MARGARET’S WOOD, TODDS GREEN 3.84 2. FISHERS GREEN MEADOW 0.52 3. SYMONDS GREEN 1.12 4. WHITNEY WOOD 4.66 5. ST. NICHOLAS CHURCHYARD 1.92 6. MARTINS WAY CHALK BANK (RIGS) 1.07 7. WHITNEY DRIVE WOOD 0.42 8. ALMOND SPRING 0.71 9. FISHERS GREEN WOOD 1.08 10. SISHES WOOD 1.47 11. MARTIN’S WOOD 3.67 12. WELLFIELD WOOD 4.76 13. HANGINGHILL WOOD 0.97 14. KITCHING GREEN LANE, NORTON GREEN 0.19 15. GARSTON MEADOW, NORTON GREEN 0.21 16. MONK’S WOOD WEST 1.19 17. BROADWATER MARSH 0.78 18. WARREN SPRINGS 0.31 19. MONKS/WHOMERLEY WOODS 25.29 20. SHACKLEDELL GRASSLAND 1.43 21. SIX HILLS COMMON 0.73 22. CANNOCK’S WOOD FIELD 4.69 23. TRIANGULAR GRASSLAND, FAIRLANDS VALLEY 0.75 24. ELDER WAY WATER MEADOW 3.03 25. LOVES WOOD 2.66 26. RIDLINS WOOD 7.22 27. RIDLINS MIRE (HMWT NATURE RESERVE) 3.07 28. STEVENAGE BROOK MARSH 5.87 29. POPLARS MEADOW AND POND 1.95 30. ASHTREE WOOD AND ABBOTTS GROVE 7.75 31. MARYMEAD SPRING 0.98 32. GREAT COLLENS WOOD 4.30 33. PESTCOTTS SPRING AND WOOD 3.12 34. BLACKNELL’S SPRING 0.63 35. WILTSHIRE’S SPRING 0.76 36. VALLEY WAY WOOD 2.67 37. ELM GREEN PASTURES 3.61 N.B. This list is numbered for reference purposes only. The order and numbers do not imply greater or lesser value of individual sites. There are some sites of nature conservation importance adjacent to the boundary of the Borough including Local Nature Reserves (LNR) Sites of Special Scientific Interest (SSSI) and Wildlife Sites. Examples include a Herts and Middlesex Wildlife Trust Reserve at Box Wood in north east Stevenage, and Watery Grove which is an SSSI to the south west of the Town. These sites need to be given adequate protection, and care will be necessary to ensure that development in the Borough does not adversely affect them. POLICY EN19 : NATURAL HABITATS IN ADJOINING LOCAL AUTHORITIES DEVELOPMENT PROPOSALS WHICH WOULD HAVE AN ADVERSE AFFECT ON SITES OF SPECIAL SCIENTIFIC INTEREST, LOCAL NATURE RESERVES AND WILDLIFE SITES IN ADJOINING LOCAL AUTHORITY AREAS WILL NOT BE PERMITTED. Some of the Wildlife Sites identified in Policy EN18 contain rare or endangered species which are protected by the Wildlife and Countryside Act 1981. However, many protected species, such as pipistrelle bats which are found in Stevenage, have their habitats elsewhere e.g. lofts and barns. It is therefore important that the habitats of protected species are given appropriate protection wherever they are identified. Where development is acceptable, conditions or legal agreements may be imposed on planning permissions to ensure that the habitats of protected species are adequately protected. POLICY EN20 : PROTECTED SPECIES DEVELOPMENT PROPOSALS WHICH WOULD HAVE AN ADVERSE AFFECT ON THE HABITATS OF SPECIES PROTECTED BY LEGISLATION WILL NOT BE PERMITTED UNLESS APPROPRIATE MEASURES ARE IMPLEMENTED TO SECURE THEIR PROTECTION. As well as natural habitats themselves, the links between habitats are important as they provide ‘stepping stones’ which help to maintain the current range and diversity of wildlife in Stevenage. Policy EN12 resists development that would have an adverse impact on the character of a Green Link which includes its function as a wildlife corridor. When considering the affect of a development proposal on a natural habitat, attention will be given to the direct impact on the natural habitat as well as any implications associated with changes in drainage and the potential impact of certain forms of pollution e.g. air quality, light and noise. Where a development proposal is acceptable, which is liable to have an affect on a natural habitat, the Borough Council will expect appropriate mitigation measures to be undertaken to compensate for any adverse affects e.g. provision of replacement habitats in a development. Mitigation measures may be addressed by conditions on a planning permission, but where the impact of a development proposal on a natural habitat could be overcome by management of the habitat, the Borough Council will expect a management agreement to be entered into under section 39 of the Wildlife and Countryside Act 1981 prior to planning permission being granted. Circular 1/97 ‘Planning Obligations’ confirms that this approach is acceptable in order to offset the loss of or impact on any resource present on a site prior to development. All development proposals affecting Wildlife Sites, RIGS, LNRs, SSSIs and protected species will be assessed against Policy EN21. Advice provided by English Nature or the Herts and Middlesex Wildlife Trust will be considered when assessing the acceptability of development proposals which may have an adverse affect on a natural habitat. POLICY EN21 : DEVELOPMENT AFFECTING NATURAL HABITATS DEVELOPMENT PROPOSALS WHICH WOULD HAVE AN ADVERSE AFFECT ON NATURAL HABITATS WILL BE ASSESSED IN RELATION TO THEIR DIRECT IMPACT ON THE HABITAT AS WELL AS ANY INDIRECT IMPACTS ASSOCIATED WITH POLLUTION THAT MAY BE GENERATED BY THE DEVELOPMENT OR CHANGES TO THE DRAINAGE SYSTEM. WHERE APPROPRIATE THE USE OF CONDITIONS AND/OR PLANNING OBLIGATIONS WILL BE CONSIDERED TO SECURE MITIGATION MEASURES. WHERE THE IMPACT OF A DEVELOPMENT ON A NATURAL HABITAT COULD BE MITIGATED BY MANAGEMENT OF THE HABITAT, DEVELOPERS WILL BE EXPECTED TO ENTER INTO A MANAGEMENT AGREEMENT AND IN APPROPRIATE CASES PAY A COMMUTED SUM TOWARDS SECURING THE LONG TERM MANAGEMENT OF THE NATURAL HABITAT. The Hertfordshire BAP identifies a range of actions that can be implemented for creating, managing, protecting and enhancing natural habitats including the designation of statutory LNRs and the improved management of Wildlife Sites. The local BAP which will be prepared for Stevenage is expected to identify local opportunities for implementing such measures. Whilst the implementation of many of these measures is outside the remit of District Plan policy there are some land use planning measures which can be used to promote the creation, maintenance, protection and enhancement of natural habitats in addition to controlling developments that may have an adverse impact. For example, where landscaping schemes are required as part of a development proposal, the Borough Council can encourage measures which create new habitats or enhance existing habitats. In particular, the planting of native species of trees and shrubs will be encouraged to facilitate habitat creation. Where appropriate, improved public access to natural habitats may also be secured through development proposals. POLICY EN22 : NATURAL HABITAT CREATION IN DEVELOPMENTS DEVELOPMENT PROPOSALS WILL BE ENCOURAGED TO INCORPORATE MEASURES TO CREATE, MANAGE, PROTECT AND ENHANCE NATURAL HABITATS. ENCOURAGEMENT WILL ALSO BE GIVEN TO PROPOSALS WHICH IMPROVE PUBLIC ACCESS TO NATURAL HABITATS WHERE THIS WOULD NOT BE DETRIMENTAL TO WILDLIFE INTERESTS. Landscape Outside the built-up area of Stevenage there remain a few areas of attractive countryside within the Borough boundary which deserve landscape conservation priority because of their landscape value in terms of relief or land form, wildlife interest, diversity of features, and the existence of settlements with special historical and cultural associations. These areas were defined by the Borough Council as Landscape Conservation Areas in the previous District Plan. Government guidance contained in PPG7 advises that the function and justification of local countryside designations such as Landscape Conservation Areas should be reviewed to ensure that other policies cannot provide the necessary protection. In addition, local designations are advised to be based on a formal assessment of the qualities of the countryside. To help address which of the countryside areas require additional protection in Hertfordshire, the County Council has published a Landscape Strategy which provides the basis of the Structure Plan’s landscape policies (Source: A Landscape Strategy for Hertfordshire, Volume 1, Hertfordshire County Council, 1998). The strategy identifies six broad Landscape Regions in Hertfordshire which have different landscape characteristics. The Stevenage area is covered by the Chilterns, North Hertfordshire Ridge and East Hertfordshire Plateau regions. These regions provide the framework for a more detailed Landscape Character Assessment which will define tracts of landscape with particular characteristics or ‘landscape types’. Policies can then be developed for the protection and enhancement of each landscape type. It is intended that this approach will eventually supersede the Landscape Conservation Area designations. The Borough Council intends to work with the County Council to undertake a Landscape Character Assessment that will incorporate the areas of countryside within the Borough. The results of this assessment will be used as a basis for future landscape policy in Stevenage. In advance of this, the Borough Council will continue to protect the Landscape Conservation Areas which are considered to be the most attractive areas of countryside in the Borough. POLICY EN23: LANDSCAPE CONSERVATION AREAS DEVELOPMENT PROPOSALS WHICH HAVE A DETRIMENTAL AFFECT ON THE LANDSCAPE CHARACTERISTICS OF LANDSCAPE CONSERVATION AREAS SHOWN ON THE PROPOSALS MAP WILL NOT BE PERMITTED. WHEN CONSIDERING DEVELOPMENT PROPOSALS IN LANDSCAPE CONSERVATION AREAS, ATTENTION WILL BE GIVEN TO THE CHARACTERISTICS AND CONSERVATION ADVICE RELATING TO THE RELEVANT LANDSCAPE REGIONS IDENTIFIED IN THE HERTFORDSHIRE LANDSCAPE STRATEGY. PARTICULAR ATTENTION WILL BE PAID TO THE SETTING, SITING, DESIGN AND EXTERNAL APPEARANCE OF THE PROPOSED DEVELOPMENT. DEVELOPMENT PROPOSALS WILL BE EXPECTED TO MAINTAIN AND ENHANCE LANDSCAPE FEATURES WITHIN LANDSCAPE CONSERVATION AREAS AS FAR AS POSSIBLE. THE REMOVAL OR MEASURES TO MINIMISE THE IMPACT OF FEATURES WHICH ARE DETRIMENTAL TO THE CHARACTER OF THE LANDSCAPE WILL BE ENCOURAGED. Countryside Management The semi-natural environment within and on the edge of Stevenage makes an important contribution to the quality of life for the Town’s residents. However, the natural environment of the countryside cannot be maintained and improved without adequate management. The Hertfordshire and Barnet Countryside Management Service and other organisations work with local people to manage the semi-natural and green space environment, encouraging its enjoyment and raising awareness of its value and informal recreation opportunities. Where resources permit, the Borough Council will support projects aimed at managing the countryside, landscape and natural habitats in and around Stevenage. Where major developments take place which have potential to significantly alter the character of the countryside by changing the landscape, affecting natural habitats or reducing informal recreation opportunities, the Borough Council will require development to incorporate measures which minimise the impact. As well incorporating on site measures to reduce the impact, the Borough Council may require developers to enter into a planning obligation for commuted sums for appropriate countryside management projects which can help mitigate the impact of the development. It is expected that this approach will be particularly relevant with respect to the strategic housing development at Stevenage West and other major developments that may come forward on the periphery of Stevenage. POLICY EN24 : COUNTRYSIDE MANAGEMENT MAJOR DEVELOPMENT PROPOSALS WHICH ARE LIABLE TO REDUCE OR DAMAGE THE CHARACTER, QUALITY OR ACCESSIBILITY OF THE COUNTRYSIDE WILL BE REQUIRED TO INCORPORATE MEASURES TO MINMISE ANY ADVERSE AFFECTS ON LANDSCAPE, WILDLIFE AND INFORMAL RECREATION INTERESTS. WHERE APPROPRIATE THE USE OF PLANNING OBLIGATIONS WILL BE CONSIDERED TO SECURE THE IMPLEMENTATION OF MITIGATION MEASURES WITHIN AND AROUND THE DEVELOPMENT WHICH MAINTAIN AND ENHANCE THE CHARACTER OF THE COUNTRYSIDE. (Policy L23 Agricultural Land Agricultural land is a critical resource because of its contribution to food production. Stevenage is surrounded by high quality agricultural land, although very little of it falls within the Borough's administrative boundaries. There is a need to protect the best and most versatile agricultural land from development i.e. land which is defined by the Farming and Rural Conservation Agency (an agency of the Ministry of Agriculture Fisheries and Food (MAFF)) as being in Grades 1, 2 and 3a. PPG7 provides advice on the circumstances in which the best and most versatile agricultural land may be developed. In summary, development should only be permitted where there is an overriding need for it, there is a lack of development opportunities in already developed areas and where no alternative agricultural land of a lower quality can be used. Where development is necessary on agricultural land defined as being the best and most versatile, it should be directed to the lowest grade i.e. Grade 3a first. Policy EN25 is a restatement of Policy 40 of the Structure Plan. POLICY EN25 : AGRICULTURAL LAND THE USE OF THE BEST AND MOST VERSATILE AGRICULTURAL LAND FOR ANY FORM OF DEVELOPMENT NOT ASSOCIATED WITH AGRICULTURE OR FORESTRY WILL NOT BE PERMITTED UNLESS THERE IS A RELIABLE PROSPECT THAT THE LAND WILL BE RESTORED TO AT LEAST ITS ORIGINAL QUALITY, OR THERE IS A STRONG CASE FOR ITS DEVELOPMENT WHICH OVERRIDES THE NEED TO PROTECT SUCH LAND. WHERE DEVELOPMENT IS PERMITTED ON THE BEST AND MOST VERSATILE (GRADES 1,2,3a) LAND IT SHOULD AS FAR AS POSSIBLE USE THE LOWEST GRADE OF LAND SUITABLE FOR DEVELOPMENT. POLLUTION, NATURAL RESOURCES AND UTILITIES Pollution Control Pollution is caused by the release of substances into the air, ground or water, or by excessive noise, dust, vibration, light or heat. PPG23 provides guidance on the relationship between planning and the control of pollution. The Local plans should not attempt to duplicate the controls of statutory authorities such as the Environment Agency or local authority environmental health departments. But they should complement the mechanisms of other legislation through land use planning policies. The District Plan can influence the location of development that may give rise to pollution (e.g. major traffic generating developments and industrial uses) and development that is sensitive to pollution (e.g. housing, schools). The design of the New Town generally separates potentially polluting development from pollution sensitive development. However, where mixed use developments are proposed, the scale and nature of uses will be required to be complementary in terms of pollution implications. It should be noted that Policy EN26 is a restatement of Structure Plan Policy 57. It is intended that all development proposals which have potential to cause pollution or which may be sensitive to pollution will be considered against this policy. Policies EN27 to EN31 provide more detailed guidance on particular types of pollution. POLICY EN26 : POLLUTION CONTROL DEVELOPMENT PROPOSALS WHICH WOULD BE LIKELY TO RESULT IN OR SIGNIFICANTLY CONTRIBUTE TO UNACCEPTABLE LEVELS OF POLLUTION WILL NOT BE PERMITTED DEVELOPMENT PROPOSALS WHICH WOULD THEMSELVES BE LIKELY TO BE SENSITIVE TO ADVERSE ENVIRONMENTAL CONDITIONS SUCH AS UNACCEPTABLE LEVELS OF NOISE, AIR, LIGHT AND OTHER POLLUTION, WILL BE RESISTED WHERE SUCH CONDITIONS EXIST OR ARE LIKELY TO EXIST IN FUTURE AND WHERE MITIGATION MEASURES WOULD NOT AFFORD SATISFACTORY PROTECTION. Air Quality Local authorities are required by the Environment Act 1995 to undertake a review and assessment of air quality in their area to identify areas where national policies and or legislation are unlikely to achieve the Government’s air quality objectives. In Stevenage, stages 1 and 2 of this assessment were completed in 1998 which identified that national objectives for nitrogen dioxide and particulates are currently being exceeded in Stevenage, particularly in vicinity of the A1(M) motorway (Source: Air Quality Review and Assessment, A report for Stevenage Borough Council, AEA Technology plc, 1998). Further research may be undertaken if pollution sensitive sites are identified close to the motorway or if further industrial sources are identified. This may lead to the designation of an Air Quality Management Area (AQMA) where an action plan will need to be prepared to set out how the Borough Council intends to address air pollution problems. The Department of the Environment, Transport and the Regions (DETR) published guidance in 1997 on ‘Air Quality and Land Use Planning’ which advises local plans to have regard to AQMAs. If an AQMA is identified, constraints on certain types of development may be necessary to achieve the objectives of the action plan. Development proposals which may have potential to cause significant levels of air pollution or which may be effected by existing sources of air pollution will be considered against Policy EN26. A specific policy on air pollution will be considered if an AQMA is designated in Stevenage. Noise The design of the New Town generally separates housing and other noise sensitive uses (e.g. schools and community facilities) from noise generating uses such as transport corridors and industry, therefore in minimising noise disturbance. PPG24 provides guidance on how land use planning can influence disturbance caused by noise. There are two areas which this Plan can control: (a) the siting of noise generating developments which would disturb nearby existing or planned uses which are sensitive to noise; and (b) the siting of new noise sensitive development to avoid disturbance caused by noise from established or planned uses. Policy EN27 applies to all developments that generate noise or are sensitive to noise apart from developments affected by aircraft noise which is dealt with separately in Policy EN28 To determine the acceptability of noise generating developments, proposals will be assessed against the appropriate technical guidance for the use proposed as set out in PPG24. When considering development proposals, attention will be paid to the individual and cumulative noise impact of the development. Other considerations will include the time and nature of the noise generated and the predominant uses in the surrounding area. To minimise or prevent an unacceptable noise impact, developments may be required to incorporate noise reduction measures and in some cases it may be necessary to restrict hours of operation. To assist with implementing district plan policies on noise, PPG24 introduces the concept of Noise Exposure Categories (NEC’s) which can be used for assessing whether proposals for new residential development will be acceptable in terms of their sensitivity to existing transport related noise sources. The Borough Council will use NECs for assessing the acceptability of housing proposals and conditions may be imposed requiring sound insulation measures to be implemented if noise is a significant constraint. Proposals may be refused if the development will be exposed to unacceptable noise levels which cannot be mitigated against. Proposals for other noise sensitive developments will be expected to include appropriate standards of noise insulation where they are exposed to existing noise sources. POLICY EN27 : NOISE POLLUTION NOISE GENERATING DEVELOPMENT PROPOSALS WILL ONLY BE PERMITTED IF THEY ARE NOT LIABLE TO RESULT IN UNACCEPTABLE NOISE EXPOSURE FOR THE USERS OF EXISTING OR PROPOSED NOISE SENSITIVE USES NEARBY. WHERE PLANNING PERMISSION IS GRANTED FOR DEVELOPMENT, CONDITIONS MAY BE IMPOSED TO ENSURE THAT PROVISION IS MADE TO CONTROL THE LEVEL OF NOISE EMITTED. DEVELOPMENT PROPOSALS FOR NOISE SENSITIVE USES WILL ONLY BE PERMITTED IF THEY ARE LOCATED WHERE THEY WILL NOT BE SUBJECTED TO AN UNACCEPTABLE LEVEL OF NOISE EXPOSURE FROM EXISTING OR PROPOSED NOISE GENERATING USES. WHERE PLANNING PERMISSION IS GRANTED FOR DEVELOPMENT, CONDITIONS MAY BE IMPOSED TO ENSURE THAT PROVISION IS MADE FOR AN ADEQUATE LEVEL OF PROTECTION AGAINST NOISE. Stevenage is affected by aircraft noise generated by operations at London Luton Airport, but at present the Borough is not subjected to noise levels which are defined in PPG24 as being unacceptable. However, the strategic housing development at Stevenage West is to be located in an area which is affected by aircraft noise. Furthermore, planning permission was granted in 1997 for London Luton Airport to expand its capacity to 5 million passengers per year and it is expected that, over the period of this Plan, proposals will come forward for further expansion of the airport. Whilst legislation and improved technology is expected to reduce the noise emitted by aircraft using the airport, the expansion of the airport will inevitably lead to an increase in aircraft movements over Stevenage. To avoid new homes and other sensitive uses from being exposed to unacceptable levels of aircraft noise in the long term, the possible need for noise protection measures to be incorporated into the design of new buildings, such as additional insulation, should be considered. Due to the potential significance of this matter and the need to consider long term noise conditions a specific policy is justified. To identify the areas affected by aircraft noise, forecast noise contours for day and night-time periods are used which show the ‘footprint’ of the average annual noise impact of operations associated with the airport, measured by Leq decibels. These contours are produced annually by the Civil Aviation Authority and are now generally accepted by local authorities and airports as the most appropriate way of measuring changes in the impact of aircraft noise. The 1984 peak noise levels have been established in the Bedfordshire Structure Plan and the Borough of Luton Local Plan as the threshold which aircraft noise must continue to be reduced below. The noise control scheme associated with the planning permission to expand the airport to a capacity of 5 million passengers per year also requires operations at the airport to not exceed the 1984 threshold. As this is the only threshold which is currently recognised in development plan policy, the area covered by the 1984 contours will be used for assessing the potential impact of aircraft noise on a development. The night-time contours are to be used as this is when people are most sensitive to noise and the contours show that Stevenage is more affected by aircraft noise at night than during the day. The Borough Council has not included the noise contours on the Proposals Map because it is recognised that the 1984 aircraft noise threshold may be superseded by a more up-to-date threshold over the period of this Plan in response to changes in aircraft mixes, flight routes, passenger throughputs and noise control schemes. A development brief is currently being prepared by London Luton Airport in consultation with local authorities in the area to provide a framework against which future proposals for expansion can be considered. As part of this work long term forecasts are to be prepared which is expected to identify the potential noise impact of different levels of expansion. This work may result in a more up-to-date noise threshold for land use planning purposes. If a new aircraft noise threshold is agreed which provides a more appropriate longer term forecast of aircraft noise associated with operations at London Luton Airport, then this will supersede the 1984 threshold. Forecast contours can be compared with the Noise Exposure Categories identified in PPG24 for determining how severely an area may be affected by aircraft noise. The acceptability of development proposals will be assessed as set out in paragraph 7.4.6. POLICY EN28 : AIRCRAFT NOISE DEVELOPMENT PROPOSALS FOR NOISE SENSITIVE USES IN AREAS THAT ARE DEFINED AS HAVING THE POTENTIAL TO BE SIGNIFICANTLY AFFECTED BY AIRCRAFT NOISE ASSOCIATED WITH LONDON LUTON AIRPORT, WILL ONLY BE PERMITTED IF THEY WILL NOT BE SUBJECTED TO AN UNACCEPTABLE LEVEL OF AIRCRAFT NOISE EXPOSURE. THE 1984 NIGHT-TIME NOISE CONTOURS OR ANY FUTURE REPLACEMENT NOISE THRESHOLD WILL BE USED FOR DEFINING AREAS THAT MAY BE SIGNIFICANTLY AFFECTED BY AIRCRAFT NOISE. WHERE PLANNING PERMISSION IS GRANTED FOR DEVELOPMENT, CONDITIONS MAY BE IMPOSED TO ENSURE THAT PROVISION IS MADE FOR AN ADEQUATE LEVEL OF PROTECTION AGAINST AIRCRAFT NOISE. Light Pollution Floodlighting and other external lighting is often needed to maximise the use of facilities and for security and community safety. However, artificial light can cause light pollution through lighting up the night sky, creating uncomfortable brightness (glare) and light encroaching beyond the area it is intended to light up (light spillage). Artificial light can also change the character of the countryside on the periphery of Stevenage at night by giving the impression that it is urbanised. Lighting that is not sited and designed sensitively can also have an adverse affect on residential amenity, create a hazard for road users and have a detrimental effect on the local environment, particularly wildlife and historic buildings. It is therefore important that the potential for light pollution is prevented or controlled when development proposals are considered as problems may be difficult to address after lighting schemes have been installed. POLICY EN29 : LIGHT POLLUTION DEVELOPMENT PROPOSALS FOR EXTERNAL LIGHTING SCHEMES, INCLUDING FLOODLIGHTING, WILL BE PERMITTED IF THE FOLLOWING CRITERIA ARE MET: (A) THE SCHEME PROPOSED INCLUDES THE MINIMUM AMOUNT OF LIGHTING NEEDED TO MEET OPERATIONAL REQUIREMENTS; AND (B) THE POTENTIAL POLLUTION FROM GLARE AND LIGHT SPILLAGE IS MINIMISED; AND (C) THERE WOULD NOT BE AN UNACCEPTABLE IMPACT ON RESIDENTIAL AMENITY, VEHICLE USERS OR THE LOCAL ENVIRONMENT; AND (D) THERE WOULD NOT BE AN UNACCEPTABLE VISUAL IMPACT ON THE CHARACTER OR OPENNESS OF THE GREEN BELT OR LANDSCAPE CONSERVATION AREAS. For assessing the acceptability of external lighting schemes, the Borough Council will refer to guidance provide by the Institute of Lighting Engineers on reducing light pollution. Contaminated Land Stevenage is unlikely to have a significant amount of contaminated land due to the clean nature of most of the Town’s existing and former industries and the lack of mineral workings and waste disposal sites. However, there may be some sites, particularly in the employment areas where contamination of land may have occurred due to the nature of former processes on the site e.g. use of hazardous substances. The Borough Council would wish to see any contaminated land treated to a standard to bring it into use, either for new development or another beneficial use e.g. open space. This would accord with government and Structure Plan policies for making the best use of existing resources and reducing the demand for developing greenfield sites. PPG23 advises that local plans include policies providing detailed criteria for assessing development proposals on land which is known to be or may be contaminated. Policy 45 of the Structure Plan also provides strategic advice on the restoration of contaminated land. Of particular importance, there is a need for studies to be undertaken to identify the nature and extent of contamination where it is suspected and for a satisfactory restoration scheme to be prepared if appropriate. Without these prerequisites being met, it is unlikely that the Borough Council can make an informed decision on whether it is acceptable for a development proposal to be permitted. The Borough Council will normally expect a site assessment and, if appropriate, a remediation scheme to be submitted before a development proposal is determined. However, where there is only a suspicion that the site may be contaminated or where evidence suggests that there may only be slight contamination, planning permission may be granted subject to conditions which require a site assessment to be undertaken and any remedial measures to be implemented before development commences. When considering site assessments and remediation schemes, the Borough Council will consult other agencies with an interest such as the Environment Agency. POLICY EN30 : CONTAMINATED LAND A SITE ASSESSMENT TO ESTABLISH THE NATURE AND EXTENT OF LAND CONTAMINATION WILL NEED TO BE PREPARED WHERE DEVELOPMENT IS PROPOSED ON OR NEAR SITES WHICH ARE KNOWN TO BE CONTAMINATED OR WHERE THERE IS GOOD REASON TO BELIEVE CONTAMINATION EXISTS. IF A SITE ASSESSMENT SHOWS THAT LAND CONTAMINATION EXISTS, DEVELOPMENT PROPOSALS WILL ONLY BE PERMITTED IF AN ACCEPTABLE REMEDIATION SCHEME IS PREPARED WHICH ADDRESSES CONTAMINATION IN ORDER TO MEET THE FOLLOWING CRITERIA: (A) DOES NOT EXPOSE THE OCCUPIERS OF THE DEVELOPMENT OR NEIGHBOURING USES TO UNACCEPTABLE HEALTH AND SAFETY RISKS; AND (B) DOES NOT THREATEN THE STRUCTURAL INTEGRITY OF ANY BUILDING CONSTRUCTED OR TO BE CONSTRUCTED ON OR ADJOINING THE SITE; AND (C) DOES NOT ADVERSELY AFFECT THE LOCAL ENVIRONMENT, PARTICULARLY AIR QUALITY, WATER AND WILDLIFE. Hazardous Installations The Planning (Hazardous Substances) Act 1990 requires consent to be obtained from the Borough Council for proposals for the storage or use of hazardous substances. The purpose of the controls are to give local authorities the opportunity to consider whether the storage or use of hazardous substances is appropriate in the proposed location. When determining applications for hazardous substances consent, the Borough Council is required to consider whether the existing or proposed use of the site and nearby land is appropriate. The Health and Safety Executive (HSE) are consulted on all applications for hazardous substances consent or development proposals for installations involving hazardous substances and their advice will be carefully considered when assessing proposals. The Borough Council’s prime concern will be that proposals do not create any additional health and safety risks to the public. Advice from the HSE and other agencies, such as the Environment Agency will be used as a basis for assessing the acceptability of proposals. Due to the potential health and safety risks of hazardous installations to the public the only locations in Stevenage where proposals may be acceptable are the defined employment areas. However, within the employment areas there may sites which are unsuitable because of their proximity to conflicting uses such as housing and other sensitive uses. POLICY EN31 : HAZARDOUS INSTALLATIONS DEVELOPMENT PROPOSALS INVOLVING THE USE, STORAGE OR MOVEMENT OF HAZARDOUS SUBSTANCES WILL NOT BE PERMITTED UNLESS THE FOLLOWING CRITERIA ARE MET: (A) THERE ARE NO ADDITIONAL HEALTH AND SAFETY RISKS TO THE USERS OF THE SITE OR THE SURROUNDING AREA; AND (B) THERE ARE NO ADDITIONAL THREATS TO THE LOCAL ENVIRONMENT, PARTICULARLY AIR QUALITY, WATER AND WILDLIFE; AND THE PROPOSAL WOULD NOT BE LIABLE TO CAUSE LONG TERM LAND CONTAMINATION THAT WOULD PREJUDICE AN APPROPRIATE AFTER USE OF THE SITE. PROPOSALS FOR NEW HAZARDOUS INSTALLATIONS WILL ONLY BE CONSIDERED ON SUITABLE SITES WITHIN THE EMPLOYMENT AREAS AS SHOWN ON THE PROPOSALS MAP. DEVELOPMENT PROPOSALS ADJOINING EXISTING OR PROPOSED HAZARDOUS INSTALLATIONS OR SITES WHERE HAZARDOUS SUBSTANCES ARE PRESENT WILL NOT BE PERMITTED IF THERE IS AN UNACCEPTABLE HEALTH AND SAFETY RISK TO THE USERS OF THE SITE. Water Water is a critical natural resource which is essential for meeting domestic, commercial and recreational needs. Water is also an important environmental asset in Stevenage as it supports wildlife habitats and makes a contribution to the landscape within the town. Development has an important relationship with water as proposals normally result in increased demand for water supply and can adversely affect the water environment if not carefully planned. The Environment Agency is responsible for national policies on water resources, water quality, surface water management, flood defence and conserving and enhancing the water environment. Water companies are responsible for the supply of water, surface and foul water drainage and sewage treatment. At the local level, the Environment Agency is preparing the Upper Lee Local Environment Agency Plan, which is a five year plan which seeks to promote an integrated and sustainable approach to managing the environment in the catchment, including the water environment. The Consultation Draft of the Upper Lee Local Environment Agency Plan, (May 1999) identifies issues that the Environment Agency and other organisations including the Borough Council will need to address in the future. This Plan includes several policies which aim to complement the objectives of the Upper Lee Local Environment Agency Plan, and other policy guidance, including, Structure Plan Policy 39 which provides strategic advice on protecting and enhancing the water environment. The District Plan includes policies on river corridors and water meadows; flood risk and drainage; groundwater protection; water supply and sewerage infrastructure and water conservation. These policies seek to ensure the protection and enhancement of water resources and that a sustainable approach is taken to water supply, use and drainage: River Corridors and Water Meadows In the development of the New Town, several river corridors were preserved for their value as landscape features and natural habitats. Many now form part of the Green Links identified in Policy EN10. In addition, they serve an important role in controlling surface water runoff from the Town. This is because the natural floodplains in the river corridors have, in several places been converted into 'water meadows' and 'storage ponds' which temporarily store excess runoff during storms. Protection of river corridors and water meadows from inappropriate development and culverting is important to avoid adverse environmental impacts for the following reasons; (a) new development close to or directly affecting the floodplain is liable to be at direct risk from flooding, and can reduce the capacity of the floodplain, thereby increasing the risk of flooding elsewhere; (b) the loss of water meadows and storage ponds increases the risks of flooding in downstream communities and can have an adverse affect on natural habitats; (c) river corridors and water meadows are an important environmental feature in terms of their contribution to the green links in Stevenage. a number of water meadows and ponds are also identified as wildlife sites in policy en18 which are of district-wide importance for nature conservation; and culverting of watercourses results in the breaking up of the continuity of the river corridors, which is prejudicial to retaining their integrity. in particular it can lead to the loss of marginal and aquatic vegetation and reduce bank stability as a result of increased flow velocities. also the potential for blockage, especially in storm conditions, increases in culverted watercourses. POLICY EN32 : RIVER CORRIDORS AND WATER MEADOWS DEVELOPMENT PROPOSALS, INCLUDING CULVERTING OF WATERCOURSES, WILL NOT BE PERMITTED IF THEY ARE LIABLE TO HAVE AN ADVERSE IMPACT ON THE TOWN'S RIVER CORRIDORS AND WATER MEADOWS AS IDENTIFIED BELOW: RIVER CORRIDORS: STEVENAGE BROOK AND ITS TRIBUTARIES ASTON END BROOK AND ITS TRIBUTARIES FAIRLANDS VALLEY AND ITS TRIBUTARIES WATER MEADOWS: RIDLINS WOOD, ASTON VALLEY, WYCHDELL, VALLEY PARK, FAIRLANDS VALLEY, INDUSTRIAL AREA POND, MEADWAY, COREY'S MILL, ELDER WAY, BURYMEAD, BRAGBURY END AND CAMPSHILL. Flood Risk and Drainage Unless carefully sited and designed, development can aggravate the problems of flooding in areas upstream and downstream of Stevenage through restricting water flows and causing an increase in run-off from additional impermeable surfaces, such as roofs and paved surfaces. This is due to permeable surfaces such as fields being replaced by buildings and other hard surfaces or where a loss of vegetation occurs. The Borough Council and the Environment Agency are both concerned to ensure that any detrimental impact of development on Stevenage’s water environment is minimised. This means that development proposals will be required to have regard to the need to conserve the water environment and to improve the recreational, amenity and environmental quality of the water system through effective management of surface water. Where potential exists for increasing flood risk or adversely affecting the drainage system, the Borough Council will require developers to undertake capacity and environmental assessments. If these assessments show that the proposal is liable to have a detrimental affect, appropriate site specific solutions will need to be prepared which maintain or improve the land drainage system. New developments will need to incorporate surface water management techniques which will not adversely affect the recharging of the aquifer or the natural water cycle e.g. permeable hard surfaces, holding ponds and reed bed treatment of foul/grey water. In particular, source control techniques (infiltration drainage) should be incorporated wherever possible with the use of run off attenuation to avoid increased surface water discharge. POLICY EN33 : FLOOD RISK AND DRAINAGE WHERE DEVELOPMENT IS PROPOSED WHICH IS LIKELY TO INCREASE THE RISK OF FLOODING TO PEOPLE OR PROPERTY OR REDUCE THE EFFECTIVENESS OF STEVENAGE'S DRAINAGE SYSTEM, DEVELOPERS WILL BE REQUIRED TO PROVIDE A DRAINAGE IMPACT STUDY. WHERE THE DRAINAGE IMPACT STUDY SHOWS AN INCREASE IN THE RISK OF FLOODING OR A REDUCTION IN THE EFFECTIVENESS OF THE DRAINAGE SYSTEM, DEVELOPMENT PROPOSALS WILL ONLY BE PERMITTED IF APPROPRIATE ON OR OFF SITE SURFACE WATER RETENTION AND/OR BALANCING MEASURES ARE PROVIDED IN ASSOCIATION WITH THE DEVELOPMENT. DEVELOPMENTS WILL BE REQUIRED TO INCORPORATE SURFACE WATER MANAGEMENT TECHNIQUES WHICH WILL NOT HAVE AN ADVERSE EFFECT UPON THE RECHARGING OF THE AQUIFER AND THE EXISTING NATURAL WATER CYCLE. Groundwater Protection All of the water abstracted for public water supply in the Stevenage area comes from groundwater. If groundwater is polluted, it is very difficult to clean, it is therefore important that the quality of groundwater is maintained and pollution threats are minimised. Stevenage is situated on a major chalk aquifer which is easily penetrated. This means that the pollution risk is high. The Environment Agency have identified in the Upper Lee Local Environment Agency Plan, (May 1999) that groundwater below Stevenage has been affected in the past by significant levels of solvents caused by industrial activities. Whilst the groundwater now meets public water supply quality standards, it is important that groundwater is not subjected to additional risks from pollution in the future. This Plan can complement the Environment Agency’s strategy for maintaining existing high quality groundwater by resisting developments that would be liable to pollute groundwater in the aquifer. Advice from the Environment Agency will be used for assessing the acceptability of proposals which may have potential to pollute groundwater. POLICY EN34 : GROUNDWATER PROTECTION DEVELOPMENT PROPOSALS WHICH COULD POLLUTE GROUNDWATER IN THE AQUIFER WILL ONLY BE PERMITTED IF APPROPRIATE MEASURES ARE UNDERTAKEN AS PART OF THE DEVELOPMENT TO PREVENT POLLUTION FROM TAKING PLACE. Water Supply and Sewerage Infrastructure New development usually places increased demands on the existing infrastructure provided by the utility companies. In particular, the existing water supply and sewerage infrastructure may not be adequate for accommodating the additional demands generated by major new developments. To meet these demands, off-site provision of new or improved infrastructure such as new water pipelines may be necessary. To ensure satisfactory provision is made, developments will be required to make contributions towards the cost of providing new or improved water supply and sewerage infrastructure where this is directly related to demands generated by the development. Advice from the water companies will be used for assessing the adequacy of the water supply and sewerage infrastructure. POLICY EN35 : WATER SUPPLY AND SEWERAGE INFRASTRUCTURE DEVELOPMENT PROPOSALS WILL ONLY BE PERMITTED WHERE THE EXISTING WATER SUPPLY AND SEWERAGE INFRASTRUCTURE IS ADEQUATE TO MEET THE NEEDS OF THE DEVELOPMENT OR WHERE NECESSARY IMPROVEMENTS ARE UNDERTAKEN IN ADVANCE OF THE DEVELOPMENT BECOMING OPERATIONAL. WHERE NECESSARY CONTRIBUTIONS TO RELATED WATER SUPPLY AND SEWERAGE INFRASTRUCTURE IMPROVEMENTS WILL BE REQUIRED FROM DEVELOPERS WHICH ARE COMMENSURATE TO THE SCALE AND NATURE OF THE DEVELOPMENT. Water Conservation To contribute towards meeting sustainability objectives relating to the efficient use of natural resources, developments can incorporate a range of measures which can minimise the use of, or recycle water. For example, residential developments can incorporate low volume flush WCs, water efficient showers, water butts, and spray taps. Whilst it is not possible for the local plans to require the provision of water efficient measures in new developments, the Plan can complement measures being undertaken by the water companies and the Environment Agency to conserve water by encouraging new developments to make provision for appropriate water conservation measures. In view of the scale of the strategic development housing at Stevenage West and the emphasis in the Structure Plan on providing a high quality environment which encourages sustainable lifestyles, it is expected that water efficient design measures will be incorporated into the development proposals. POLICY EN36 : WATER CONSERVATION DEVELOPMENT PROPOSALS WILL BE ENCOURAGED TO REDUCE WATER CONSUMPTION AND RUN-OFF BY USING SUITABLE WATER CONSERVATION MEASURES SUCH AS THE USE OF RAINWATER, WATER EFFICIENT DEVICES AND BY RECYCLING WATER. TELECOMMUNICATIONS Due to the improvement in communications technology in recent years, demand for better communications at work and at home has substantially increased, this has resulted in greater competition between operators to provide telecommunications services. Improved communications have economic benefits such as improving the competitiveness of businesses and creating employment opportunities, but they can also improve the quality of life by making services more accessible and reducing the need to travel. The significant growth in the telecommunications sector has lead to an increase in demand for associated development including radio masts, satellite dishes, transmitter aerials and antennae. Government policy as set out in PPG8 is to facilitate the growth of new and existing telecommunications systems. Policy 21 of the Structure Plan supports the principle of telecommunications development subject to environmental and siting criteria. The principal planning issues relating to telecommunications development is their potential visual impact due to their height or design which can have an adverse impact on the landscape, built environment and residential amenity. In view of the benefits that telecommunications development can offer businesses and residents in Stevenage, the Borough Council will permit proposals which do not have an adverse impact on the environment or residential amenity. The Employment Areas defined in Policy E1 are considered to be the most appropriate locations for telecommunications development as there is less potential in these areas for adverse impacts on the environment or residential amenity. To minimise the potential visual impact in Stevenage and make the best use of resources, operators will be expected to share existing facilities wherever possible and to erect antennae and masts on existing buildings and structures. Unless there are operational or technical justifications, developments will be expected to be sited and designed to minimise their visual impact e.g. through screening or painting equipment. Guidance on the siting of domestic satellites and antennae is set out in the Environmental Safeguards. POLICY EN37 : TELECOMMUNICATION EQUIPMENT DEVELOPMENTS PROPOSALS FOR TELECOMMUNCATIONS DEVELOPMENT WILL BE ENCOURAGED TO LOCATE IN THE EMPLOYMENT AREAS SHOWN ON THE PROPOSALS MAP. DEVELOPMENT PROPOSALS WILL BE PERMITTED WHERE THE FOLLOWING CRITERIA ARE MET: (A) THERE WOULD NOT BE AN UNACCEPTABLE ADVERSE IMPACT ON NATURAL OR BUILT ENVIRONMENT ASSETS SUCH AS LANDSCAPE CONSERVATION AREAS, WILDLIFE SITES AND CONSERVATION AREAS; AND (B) THE SITING AND APPEARANCE OF THE EQUIPMENT WOULD NOT BE DETRIMENTAL TO THE AMENITY OF LOCAL RESIDENTS; AND (C) THE EQUIPMENT WOULD NOT BE OUT OF SCALE WITH OR DETRIMENTAL TO THE APPEARANCE OF THE BUILDING ON WHICH IT IS PROPOSED TO BE ERECTED; AND THE EQUIPMENT IS SITED AND DESIGNED TO MINIMISE VISUAL IMPACT WHILST RETAINING OPERATIONAL NEEDS. DEVELOPERS WILL BE EXPECTED TO DEMONSTRATE THAT OPPORTUNITIES FOR SHARING TELECOMMUNICATIONS EQUIPMENT HAVE BEEN EXPLORED BEFORE DEVELOPMENT PROPOSALS ARE SUBMITTED. WITH RESPECT TO RADIO ANTENNAE AND MASTS, DEVELOPERS WILL BE ENCOURAGED TO ERECT EQUIPMENT ON EXISTING BUILDINGS OR STRUCTURES. ENERGY Energy Conservation The production and consumption of energy is essential for meeting domestic and commercial needs. The majority of Stevenage’s energy needs are currently met by burning fossil fuels such as coal, oil and gas which contribute to greenhouse gas emissions and pollution. It is therefore important that energy demands are reduced where possible and that the use of alternative forms of energy which do not cause pollution are encouraged. Specific reference is made in PPG12 to having regard to conserving energy when preparing local plans and the issue is a central theme of the Structure Plan. This Plan can contribute towards energy conservation through guiding developments to locations where the need to travel by private motorised transport is reduced. Reducing the need to travel and encouraging the use of alternative modes of travel to private motorised vehicles is a key objective of this Plan and is addressed through a range of policies. Local plan can also influence energy consumption through encouraging energy efficient measures to be incorporated into the design and layout of new developments. The use of passive solar design is an established approach for reducing energy consumption associated with heat and light in new developments by maximising the use of sun or shade to offset the demand for heating or cooling. Passive solar design can be achieved by consideration of matters such as the orientation, internal layout, landscaping, window design and materials in the design and layout of development. With respect to power generation, Combined Heat and Power (CHP) stations offer greater potential to conserve energy than conventional power stations as they are more efficient due to using heat that is normally lost into the atmosphere. This has the benefit of minimising carbon dioxide and other greenhouse gas emissions. Energy supply can be made more sustainable by using alternative forms of energy supply either for major developments on a strategic scale or for individual buildings e.g. solar heating. The use of local and/or recycled building materials in developments can also contribute towards reducing energy consumption. Whilst it is not possible for local plan policies to require passive energy conservation measures to be fully incorporated into the design and layout of all developments, the Borough Council will encourage good practice in developments and will expect developers to consider incorporating such measures in all schemes. The Building Research Establishment’s Environmental Assessment Method (BREEAM) sets out principles for designing and building sustainable buildings. In view of the scale of the strategic housing development at Stevenage West and the emphasis in the Structure Plan to provide a high quality environment to which encourage sustainable lifestyles, the Borough Council will expect energy conservation principles to be incorporated into the design and layout of the development. Scope may also exist within the development for small CHP systems to be incorporated and for energy to be supplied by renewable energy sources in order to assist the development to be self-supporting in terms of its energy needs. POLICY EN38 : ENERGY EFFICIENCY DEVELOPMENT PROPOSALS WILL BE EXPECTED TO DEMONSTRATE THAT METHODS OF MAXIMISING EFFICIENT ENERGY USE IN THE DEVELOPMENT HAVE BEEN CONSIDERED BY: (A) FACILITATING THE EFFICIENT USE OF ENERGY THROUGH THE USE OF ENERGY EFFICIENT AND ENERGY CONSERVATION TECHNOLOGIES; AND (B) INCORPORATING, WHERE VIABLE, THE MOST ENVIRONMENTALLY FRIENDLY FORMS OF ENERGY SUPPLY INCLUDING RENEWABLE SOURCES, BOTH ON AN INDIVIDUAL BUILDING BASIS AND IN LARGE BUILDING DEVELOPMENTS; AND USING LOCAL OR RECYCLED BUILDING MATERIALS WHEREVER POSSIBLE. Renewable Energy Renewable energy sources cover energy flows that occur naturally and repeatedly in the environment e.g. from the sun, wind, oceans and fall of water. Waste materials such as household and agricultural waste are also considered as renewable energy sources. Government policy is to stimulate the development of new and renewable energy sources wherever there is the prospect of it being economically attractive and environmentally acceptable (Source: Energy Paper 62 ‘New and Renewable Energy: Future Prospects in the UK’, Department of Trade and Industry, 1994). The Government supports the exploitation of renewable energy sources because they offer the potential to increase the diversity and security of future energy supplies, reduce greenhouse gases and provide economic benefits. The Eastern Region Renewable Energy Planning Study (July 1997) commissioned by ETSU for the Department of Trade and Industry has explored the potential for renewable energy in Hertfordshire. The study identified that the main opportunities for renewable energy projects were for solar energy, waste (municipal solid waste and general industrial/commercial waste) and energy crops. As most renewable energy resources can only be harnessed where they occur, the main opportunities in Stevenage at present are considered to be for passive or active solar energy projects, although improved technologies may allow exploitation of other types of renewable energy over the period of this Plan. PPG22 advises local authorities to include detailed policies for developing renewable energy sources in their local plans. Whilst it is acknowledged that renewable energy projects offer wider environmental benefits and can only take place where resources occur, they can have an adverse impact on the local environment. For example, solar energy schemes may have an adverse impact on the character of buildings if not sensitively designed, whilst major energy recovery from waste schemes may have significant traffic generation implications. Whilst supporting the principle of schemes that will harness renewable energy sources, the Borough Council will seek to ensure that any proposals do not have an unacceptable impact on the environment. This is consistent with the strategic approach taken in Structure Plan Policy 54 which supports the principle of renewable energy projects subject to environmental and traffic considerations. POLICY EN39 : RENEWABLE ENERGY DEVELOPMENT PROPOSALS FOR PROJECTS WHICH EXPLOIT RENEWABLE ENERGY WILL BE PERMITTED WHERE THERE WOULD NOT BE AN UNACCEPTABLE: (A) ADVERSE IMPACT ON NATURAL OR BUILT ENVIRONMENT ASSETS INCLUDING LANDSCAPE CONSERVATION AREAS, WILDLIFE SITES, LISTED BUILDINGS AND CONSERVATION AREAS; AND (B) LEVEL OF TRAFFIC GENERATION; AND ADVERSE IMPACT ON RESIDENTIAL AMENITY. WASTE AND RECYCLING The planning system can make a contribution to the management and recycling of waste material. The County Council as the waste disposal authority, has prepared and adopted the Hertfordshire Waste Local Plan 1995-2005 (January 1999). The Waste Local Plan sets out the land use policies applying to the provision and location of waste management facilities. The Waste Local Plan forms part of the development plan for Stevenage and will be used as a basis for local planning decisions on waste and recycling matters. The main objective of the Waste Local Plan is the achievement of a sustainable waste management strategy in accordance with national and regional policies. The Plan supports the Government’s principle of the waste management hierarchy which ranks waste management options according to their relative environmental benefits and impacts. This identifies waste minimisation at the top of the hierarchy, followed by re-use and recycling, and the use/recovery of waste as fuel or energy as preferable approaches to disposal. The overall aim is to reduce the amount of waste disposed to landfill. The Waste Local Plan endorses the proximity principle whereby waste should be dealt with as near as possible to is source. Construction and demolition waste accounts for over a fifth of the UK’s controlled waste. The County Council has adopted a target of a 25% reduction in the volume of this type if waste requiring disposal after the year 2000. The Borough Council will to assist the County Council in achieving this target by encouraging the appropriate use of renewable resources and the re-use of building materials in development. In addition to Policies 7, 8, and 9 of the Waste Local Plan, the Borough Council will have regard to Policy EN40 when considering development proposals. When considering development proposals, the Borough Council will ensure that appropriate waste management methods are considered at the planning application stage. The Borough Council will encourage developers to demonstrate suitable mechanisms for the minimisation, re-use and recycling of waste materials generated by development and have regard for the provision of waste facilities within the design of schemes. Support will be given to waste management methods which minimise the risks of environmental pollution and careful consideration will be given to the location of waste management facilities in order to minimise any adverse environmental impacts. The Government promotes the recycling of municipal waste (household and some commercial/industrial waste) and encourages local authorities to produce their own recycling strategies. The Waste Local Plan has adopted the national target of recycling 25% of household waste by the year 2000 within the County. When proposals are received for major developments, the Borough Council will have regard to Policy 11 of the Waste Local Plan and Policy EN40 which are intended to ensure that provision is made for source separation and recycling facilities in line with the Borough Council’s recycling strategy. The Borough Council will expect measures to represent the ‘Best Practicable Environmental Option’ as set out in Government waste policy. Whilst Policy EN40 applies to all developments, in view of the scale of the strategic housing development at Stevenage West and the emphasis in the Structure Plan on providing a high quality environment to encourage sustainable lifestyles, the Borough Council will particularly expect the principles set out in the policy to be followed during the planning, design and construction of the development. The Employment Chapter identifies areas of search for waste management facilities and the safeguarding of existing waste management sites within the Employment Areas. POLICY EN40 : WASTE AND RECYCLING WHEN CONSIDERING DEVELOPMENT PROPOSALS APPROPRIATE MEASURES WILL BE EXPECTED TO BE INCLUDED WHICH ARE DESIGNED TO: (A) REUSE CLEAN EXCAVATED MATERIAL FROM CONSTRUCTION PROJECTS FOR LAND PREPARATION, LAND RESTORATION AND SITE LANDSCAPING; AND (B) REUSE RECLAIMED AND RECYCLED AGGREGATES AND BUILDING PRODUCTS WITHIN BUILDINGS AND OTHER STRUCTURES IN PLACE OF NATURAL AGGREGATES OR PREVIOUSLY UNUSED MATERIALS; AND (C) MINIMISE THE POLLUTION POTENTIAL OF WASTE AND DISPOSE OF UNAVOIDABLE WASTE IN A WAY THAT MINIMISES ANY ADVERSE ENVIRONMENTAL EFFECTS WITHIN THE CONTEXT OF SUSTAINABLE DEVELOPMENT; AND (D) ENSURE THAT ADEQUATE SPACE IS AVAILABLE TO FACILITATE WASTE RECYCLING THROUGH SEPARATION, STORAGE, HANDLING, BULKING AND COLLECTION OF WASTE GENERATED WITHIN THE DEVELOPMENT AND THE PROPERTY. MINERALS Development proposals for minerals developments are dealt with by The County Council as the minerals planning authority, although the Borough Council would be consulted on any proposals in Stevenage. The Hertfordshire Minerals Local Plan (Adopted July 1998) sets out the policies that mineral extraction proposals will be considered against. It forms part of the development plan for Stevenage and will be used to guide local planning decisions. Due to the absence of existing or potential minerals extraction sites in Stevenage, this is not considered to be a significant issue for this Plan. LEISURE AND RECREATION INTRODUCTION Leisure activities include recreation, sport, tourism, culture and entertainment. These activities vary greatly both in nature and scale and therefore the degree to which they require specific land use provision. Demand for leisure activities is expected to increase over the Plan period as people have more time and money to spend on leisure. This will in turn have land use implications if facilities are to be provided to cater for these demands. The importance of providing Stevenage's residents with a wide range of facilities to meet their needs is recognised by the Borough Council and this plan aims to promote and retain leisure facilities and opportunities within the Town. The Borough Council has produced a "Cultural Strategy" which will be reviewed annually. The Strategy sets out how leisure objectives within the Borough will be achieved e.g. increasing access to leisure activities and equality of opportunity and identifying specific leisure developments which will be supported to meet the overall objectives of the Strategy. This Plan has been co-ordinated with the strategic aims and implementation actions of the Cultural Strategy. Stevenage is recognised as a sub-regional centre for leisure provision. For example, facilities such as the Stevenage Arts and Leisure Centre, Stevenage Leisure Park and Fairlands Lakes sailing centre attract people from beyond Stevenage. The retention and enhancement of this sub-regional role provides additional benefits for Stevenage's residents. This Plan acknowledges that new facilities may be needed to extend the range of leisure facilities provided and to enhance the Town’s sub-regional role. There are certain groups of people to whom sport and recreation can be particularly important, such as the young, the disabled, the unemployed and the elderly. Despite the current levels of leisure provision in Stevenage, some of these groups do not participate in leisure activities. A need exists to help ensure that leisure provision is made more easily accessible for these groups. As well as built or formal leisure facilities, open space, parks, allotments, play and amenity spaces are of equal importance as they provide for a range of more passive and informal activities. In addition footpaths, cycleways and bridleways provide a cheap and easily used leisure facility which are accessible to all. Tourism associated with people visiting local attractions and business tourism is becoming increasingly important in Stevenage and this Plan needs to make provision for development pressures which may arise. Policy guidance on planning for leisure needs is provided in PPG17, whilst PPG6 and PPG21 are also of relevance. This Plan has also had regard to guidance provided by organisations with a leisure remit such as Sport England, the National Playing Fields Association and East of England Tourist Board. In the context of the issues set out above, the Borough Council’s leisure policy objectives can be summarised as follows: (a) to ensure adequate facilities and open space are provided in Stevenage to meet the leisure and recreation needs of the Town’s residents; (b) to maintain and enhance Stevenage’s sub-regional role for leisure uses; (c) to assist with making leisure and recreational facilities accessible for those who wish to participate in leisure activities; and to enhance Stevenage’s tourism potential. TOWN WIDE LEISURE FACILITIES Stevenage has a wide range of built leisure and cultural facilities which have been enhanced and diversified in recent years by improvements to existing facilities (e.g. athletics track and football stadium) and new private sector facilities such as those provided on Stevenage Leisure Park. Leisure is a dynamic sector and development pressures for new facilities are expected to increase and change in the future. Current and future national trends in leisure facility provision which may have implications for the District Plan include: (a) National lottery funding – sports provision is expected to be enhanced by several proposals for new or improved sports facilities in Stevenage which may be part funded by the National Lottery Sports Fund (e.g. Barnwell School Sports Hall, Marriott’s School Gymnastics Centre and Stevenage Swimming Pool); (b) dual use facilities – the use of school facilities and community buildings to assist with meeting leisure needs in the neighbourhoods is becoming increasingly important in Stevenage; (c) leisure parks or family entertainment centres (FECs) – complexes with a range of facilities normally based around a multiplex cinema anchor (e.g. Stevenage Leisure Park); and 24 hour leisure – changing working trends are increasing demands for facilities that are open during the day and night e.g. cafes, pubs, fitness centres. Major Leisure Facilities The appropriate location for a leisure facility depends on its scale and intensity of use. Leisure developments which need a substantial building and, where there is frequent activity involving large numbers of people need to be centrally located to be accessible by a range of transport modes. Such developments include sports centres, cinemas, theatres, swimming pools and large hotels. Encouraging major leisure facilities to locate in town centres and adopting a sequential approach to considering development proposals is supported by PPG6 and accords with Structure Plan Policy 43. This Plan makes provision for major leisure facilities through the following approach: (a) encouraging new leisure developments in the Town Centre Inset Area through redevelopment schemes or the conversion of existing buildings; (b) identifying sites specifically for leisure uses in the Town Centre Inset Area; (c) resisting proposals in out of centre locations unless it can be demonstrated that there is a need for the proposal and that there are no suitable sites in the Town Centre Inset Area; and (d) specifically identifying Stevenage Leisure Park for leisure uses; (e) resisting the loss of existing leisure facilities. The Town Centre Inset Area is considered to be the most appropriate location in Stevenage for major leisure developments because their size, catchment area and intensity of use requires a central location which is accessible by a range of transport modes. Town centre locations also help to minimise potential nuisance caused by traffic, parking and noise problems that may be associated with leisure developments. In addition, concentrating major leisure uses town centres can make an important contribution to the viability and vitality of an, particularly during the evening. Suitable sites are identified in Policy TR6 of the Town Centre and Retailing Chapter. POLICY L1 : MAJOR LEISURE FACILITIES IN THE TOWN CENTRE INSET AREA PROPOSALS FOR MAJOR LEISURE FACILITIES WILL BE CONSIDERED FAVOURABLY IN THE TOWN CENTRE INSET AREA AS SHOWN ON THE TOWN CENTRE INSET MAP. (Policy TR6 A restrictive approach needs to be taken to proposals for major leisure development outside of the Town Centre Inset Area to complement this Plan’s policies for regenerating the Town Centre and achieving sustainable development. Major leisure developments outside the Town Centre Inset Area will therefore only be permitted in exceptional circumstances. Applications for planning permission on sites outside the Town Centre Inset Area will be required to demonstrate that there is a local or sub-regional need for a major leisure facility. In demonstrating need, applicants will be expected to include an assessment of capacity in physical terms (i.e. demand has not already been met by developments elsewhere within the proposal’s catchment area) or demand in terms of available expenditure within the proposal’s catchment area. The significance of the factors which may demonstrate the need for a proposal will be determined by the Borough Council. In demonstrating that no suitable sites exist within the Town Centre for major leisure developments, applicants will be required to consider sites identified for leisure development and vacant buildings or land previously used for leisure purposes in the Town Centre. In accordance with the sequential approach advocated in PPG6 applicants will be required to demonstrate that no suitable sites exist in edge of centre locations before out of centre locations are considered. Matters that the Borough Council will consider when assessing the impact of a major leisure development proposal on the viability and vitality of the Town Centre include: (a) the extent to which the proposal would threaten the objectives of the Town Centre Regeneration Strategy; (b) any potential implications for future private sector investment needed to maintain the viability and vitality of the Town Centre; changes to the range of leisure facilities that the Town Centre provides. Proposals for major leisure facilities within the development at Stevenage West that are required to meet the needs of residents of the development will be considered in relation to Policy SW15. POLICY L2: MAJOR LEISURE FACILITIES OUTSIDE THE TOWN CENTRE INSET AREA OUTSIDE THE TOWN CENTRE INSET AREA PROPOSALS FOR MAJOR LEISURE FACILTIES WILL NOT BE PERMITTED UNLESS THEY MEET THE FOLLOWING CRITERIA: (A) IT CAN BE DEMONSTRATED THAT THERE IS A NEED FOR THE PROPOSED DEVELOPMENT; AND (B) IT CAN BE DEMONSTRATED THAT A SEQUENTIAL APPROACH TO SITE SELECTION HAS BEEN TAKEN WHEREBY SITES IN THE TOWN CENTRE INSET AREA HAVE BEEN CONSIDERED FIRST, FOLLOWED BY EDGE OF CENTRE SITES. PROPOSALS IN OUT OF CENTRE LOCATIONS WILL ONLY BE ACCEPTABLE IF IT CAN BE DEMONSTRATED THAT NO SUITABLE SITES EXIST IN THE TOWN CENTRE INSET AREA OR IN EDGE OF CENTRE LOCATIONS; AND (C) IT CAN BE DEMONSTRATED THAT THE INDIVIDUAL OR CUMULATIVE IMPACT OF A PROPOSAL WILL NOT HARM THE VITALITY AND VIABILITY OF LEISURE USES IN THE TOWN CENTRE; AND (D) IT WILL NOT HAVE AN UNACCEPTABLE ENVIRONMENTAL IMPACT; AND IT DOES NOT TAKE LAND REQUIRED FOR OTHER USES. (Policy SW15 Stevenage Leisure Park Stevenage Leisure Park on the edge of Stevenage Town Centre is the Town’s principal location for commercial leisure and entertainment facilities. The Borough Council considers it to be important for the facilities to be retained and enhanced for the following reasons: (a) the Leisure Park provides sub-regional leisure facilities and is one of the Town’s main visitor attractions; (b) the site has good access by public transport; and (c) there is a lack of alternative sites in Stevenage for accommodating the facilities that it currently provides. The Leisure Park is designated for leisure uses within the D2 and A3 Use Classes as these reflect the existing uses on the site. Proposals for A3 uses (restaurants, take-always, bars) are acceptable as they complement the principal leisure uses. However, proposals for other uses such as retailing would not be acceptable as they could threaten the viability of the site as a leisure park and it may be difficult to replace the existing uses on a suitable alternative site. In view of the large amount of car parking provision on the site, the close proximity of the site to public transport interchanges and the new car parking standards which will be developed for the Town Centre, scope may exist for intensifying leisure uses on the site. Development proposals that result in the loss of existing car parking provision will be considered in relation to Policies T8 and T9 of the Transport Chapter. POLICY L3: STEVENAGE LEISURE PARK STEVENAGE LEISURE PARK AS SHOWN ON THE PROPOSALS MAP IS DESIGNATED FOR LEISURE USES WITHIN THE USE CLASSES D2 AND A3. PROPOSALS FOR THE REDEVELOPMENT OR CONVERSION OF BUILDINGS TO OTHER USES WILL ONLY BE PERMITTED IF IT CAN BE DEMONSTRATED THAT THE BUILDINGS ARE NO LONGER VIABLE FOR LEISURE USES. PROPOSALS FOR INTENSIFYING LEISURE USES WITHIN THE STEVENAGE LEISURE PARK WILL BE ENCOURAGED WHERE THEY ACCORD WITH THIS PLAN’S TRANSPORT POLICIES. (Policies T8 and T9 Existing Leisure Facilities Protection of existing leisure facilities is justified for the following reasons: (a) losses of leisure facilities may result in deficiencies which may be difficult to address; and leisure facilities are often sited in the most appropriate location to meet the needs of their users and alternative locations for replacing facilities is unsuitable. Developers will be required to replace leisure facilities if they are lost to alternative development because it is unlikely that it will be viable for facilities to be adequately replaced otherwise, particularly since many facilities such as swimming pools, theatres and outdoor sports facilities are provided by the public sector. Replacement facilities will need to be at least equivalent to the original facility in terms of the quality and quantity of provision and will need to be sited in a satisfactory location that is accessible to all potential users. Some leisure facilities may no longer be viable for retention and there may not be sufficient demand to justify a replacement facility may not exist. Where it can be demonstrated to the satisfaction of the Borough Council that this is the case, the loss of leisure facilities to other uses may be permitted. POLICY L4 : LOSS OR REDUCTION OF EXISTING LEISURE FACILITIES DEVELOPMENT WHICH WOULD RESULT IN THE LOSS OF OR REDUCTION IN LEISURE FACILITIES WILL NOT BE PERMITTED UNLESS THE FOLLOWING CRITERIA ARE MET: (A) THE EXISTING FACILITY CAN BE SATISFACTORILY RELOCATED WITHIN THE DEVELOPMENT PROPOSAL; OR (B) THE FACILITY IS ADEQUATELY REPLACED IN AN APPROPRIATE ALTERNATIVE LOCATION; OR (C) IT CAN BE DEMONSTRATED THAT THE FACILITY IS NO LONGER NEEDED AND THAT THERE IS NO VIABLE DEMAND FOR A REPLACEMENT FACILITY. Several leisure facilities in Stevenage have the potential to be modernised, improved or redeveloped for new leisure facilities. The Borough Council will encourage proposals for the modernisation, improvement or redevelopment of leisure facilities in Stevenage in order to improve the range and quality of facilities. POLICY L5 : MODERNISATION, ENHANCEMENT OR REDEVELOPMENT OF LEISURE FACILITIES PROPOSALS FOR THE MODERNISATION, ENHANCEMENT OR REDEVELOPMENT OF LEISURE FACILITIES FOR INCREASED LEISURE ACTIVITIES WILL BE CONSIDERED FAVOURABLY. THE FOLLOWING SITES HAVE BEEN SPECIFICALLY IDENTIFIED: 1. RIDLINS END ATHLETICS TRACK AND PAVILION; 2. FUN CENTRE, DANESTRETE; AND STEVENAGE SWIMMING POOL. COMMUNITY LEISURE FACILITY PROVISION A need exists for maintaining and enhancing community based leisure facilities for the following reasons: (a) to ensure that sport and cultural facilities are accessible to all residents in Stevenage as access to the major town-wide facilities may be difficult for certain groups; and to encourage participation in leisure activities by groups who are less likely to participate i.e. elderly people, the disabled, the unemployed and young people. The provision of local leisure facilities in the neighbourhood centres which are within walking distance of most residential areas is therefore vital. It is acknowledged that it may not be possible to meet all leisure, social and community provision needs in neighbourhood centres. The Borough Council has therefore identified other sites in the neighbourhoods where such facilities could be located. These are identified in Policy SC4. To ensure that adequate provision is made for community leisure facilities in new residential areas, it is important that where new neighbourhood centres are built, leisure facilities are incorporated into their design. The scale of facilities needed will depend on the size of the community that the neighbourhood serves, but could range from a community hall designed for indoor sports use to a satellite sports centre. This policy applies to any local centres that may be provided in the strategic development at Stevenage West, as well as any other neighbourhood centres that may be built to serve new residential areas. The facilities provided will be expected to be suitable for use by a range of groups including young people, the elderly and disabled. POLICY L6 : LEISURE FACILTIES IN NEIGHBOURHOOD CENTRES IN EXISTING NEIGHBOURHOOD CENTRES, PROPOSALS FOR ADDITIONAL LEISURE FACILITIES TO MEET LOCAL NEEDS OR THE USE OF EXISTING BUILDINGS FOR LEISURE FACILITIES WILL BE CONSIDERED FAVOURABLY. PROPOSALS WILL BE PERMITTED SUBJECT TO THERE BEING NO ADVERSE EFFECT ON THE RESIDENTIAL AMENITIES OF THE AREA AND THE LOCAL ENVIRONMENT. THE LOSS OF EXISTING LEISURE FACILITIES IN NEIGHBOURHOOD CENTRES WILL BE RESISTED. IN NEW NEIGHBOURHOOD CENTRES, THE COUNCIL WILL REQUIRE LEISURE FACILITIES WILL BE REQUIRED TO BE PROVIDED TO MEET LOCAL NEEDS ON A SCALE COMMENSURATE WITH THE SIZE OF THE COMMUNITY WHICH THE NEIGHBOURHOOD CENTRE SERVES. (Policies SW15 and SC4 Small sports centres in the neighbourhoods known as ‘Satellite Sports Centres’ have the potential to address local deficiencies in provision and encourage greater levels of participation in sport without having an adverse effect on the viability of major sports facilities located in the Town Centre. The Borough Council encourages the provision of such facilities. Proposals currently exist for a number of satellite sports centres to be built on school grounds in Stevenage which will be available to the community outside of school hours. POLICY L7 : SATELLITE SPORTS CENTRES PROPOSALS FOR SATELLITE SPORTS CENTRES WILL BE PERMITTED IN APPROPRIATE LOCATIONS IN THE NEIGHBOURHOODS WHICH ARE ACCESSIBLE BY A RANGE OF TRANSPORT MODES INCLUDING PASSENGER TRANSPORT, CYCLING AND WALKING. PROPOSALS WILL BE PERMITTED SUBJECT TO THERE BEING NO ADVERSE EFFECT ON THE RESIDENTIAL AMENITIES OF THE AREA AND THE LOCAL ENVIRONMENT. SITES WHERE SATELLITE SPORTS CENTRES HAVE BEEN PROPOSED INCLUDE: 1. BARNWELL SCHOOL, SHEPHALL; AND 2. MARRIOTT SCHOOL, CHELLS. The dual use of school buildings and grounds, community buildings and private leisure facilities for community leisure use has potential to make an important contribution to leisure facility provision in Stevenage at the local level. Whilst the dual use of facilities should not be considered as a substitute for dedicated community leisure facilities, dual use can help address leisure facility deficiencies, improve local access to facilities and allow better use to be made of existing resources. The joint provision of new leisure facilities for use by the local community is also becoming increasingly common in Stevenage. The proposals identified in Policy L7 are examples of schools that are providing sports facilities that will be available for use by the local community. The dual use of existing facilities or the joint provision of new leisure facilities for use by the local community is therefore encouraged by the Borough Council. The dual use of schools and private social facilities for social and community uses is also encouraged for the same reasons. POLICY L8 : DUAL USE OF LEISURE, SOCIAL AND COMMUNITY FACILITIES PROPOSALS FOR THE DUAL USE OF EXISTING INDOOR AND OUTDOOR LEISURE, SOCIAL AND COMMUNITY FACILITIES AND THE JOINT PROVISION OF NEW FACILITIES WILL BE CONSIDERED FAVOURABLY. PROPOSALS FOR THE JOINT PROVISION OF NEW FACILITIES FOR LEISURE, SOCIAL OR COMMUNITY USE WILL NEED TO BE SITED IN LOCATIONS THAT ARE ACCESSIBLE BY A RANGE OF TRANPORT MODES INCLUDING PASSENGER TRANSPORT, CYCLING AND WALKING. PROPOSALS WILL BE PERMITTED SUBJECT TO THERE BEING NO ADVERSE EFFECT ON THE RESIDENTIAL AMENITIES OF THE AREA AND THE LOCAL ENVIRONMENT. Significant demand exists for places at play groups at community centres in Stevenage. It is important to provide such facilities at a local level to ensure easy access for the local population. Proposals for play provision within existing neighbourhood centres will therefore be encouraged. Major new residential developments will be required to make provision for facilities that can be used as play centres in new local centres. POLICY L9 : PLAY CENTRES IN MAJOR RESIDENTIAL DEVELOPMENTS, FACILITIES WILL BE REQUIRED TO BE PROVIDED IN NEW NEIGHBOURHOOD CENTRES WHICH CAN BE USED AS PLAY CENTRES. PROPOSALS FOR PLAY CENTRE PROVISION WITHIN EXISTING AND PROPOSED NEIGHBOURHOOD CENTRES SHOULD BE INTEGRATED WITH OTHER LEISURE AND COMMUNITY USES WHEREVER PRACTICABLE. ANY PROPOSAL WHICH INCREASES PLAY CENTRE PROVISION WILL BE PERMITTED PROVIDING THAT THERE ARE NO ADVERSE IMPACTS ON RESIDENTIAL AMENITY OR THE LOCAL ENVIRONMENT. PRINCIPAL OPEN SPACES The importance of open space was recognised in the New Town Master Plans which proposed both the protection of attractive open space for environmental reasons and the provision of open space for leisure activities. Therefore existing natural landscape features such as Fairlands Valley can be identified as being integral to the original layout of the Town. These large areas of open space were located strategically within the neighbourhood structure. The concept of integrating the Town's landscape into the urban structure by retaining key features as open spaces was in many ways unique. The Borough Council aims to preserve these principal areas of open space, thus ensuring that one of the main elements of the original design concept is retained. Policy L10 which identifies the ‘Principal Open Spaces’ to be protected should also be read in conjunction with Policy TW2 on Urban Structure and Policy EN6 on Green Links. Structure Plan Policy 46 advises local plan policies to be prepared in the context of open space strategies. Maintaining the network of Principal Open Spaces forms a major part of Stevenage’s open space strategy. The 'Principal Open Spaces' identified in Policy L10 are important in terms of providing formal open space for outdoor sports activities. Table L1 identifies a shortage of this type of open space. Therefore the 'Principal Open Spaces' need to be retained to ensure that these formal open spaces are dedicated for community use and are not lost. These spaces also have informal recreational value to the public. Development within principal open spaces is generally unacceptable except for recreational facilities that would add to the quality of the facilities available. Indoor or outdoor leisure facilities that would not have a significant adverse affect on the openness of District Parks or Principal Open Spaces may be acceptable e.g. pavilions, changing rooms and artificial pitches. POLICY L10 : PRINCIPAL OPEN SPACES THE LOSS OF ANY OF THE FOLLOWING DISTRICT PARKS AND PRINCIPAL OPEN SPACES AS SHOWN ON THE PROPOSALS MAP WILL BE RESISTED. DISTRICT PARK/PRINCIPAL OPEN SPACE AREA (HECTARES) 1. FAIRLANDS VALLEY DISTRICT PARK 64.2 2. SHEPHALBURY DISTRICT PARK 13.4 3. ST. NICHOLAS DISTRICT PARK 12.6 4. HAMPSON DISTRICT PARK 11.2 5. RIDLINS PARK 10.6 6. PEARTREE DISTRICT PARK 7.4 7. CHELLS DISTRICT PARK 6.8 8. KING GEORGE V DISTRICT PARK 8.0 9. CANTERBURY PARK 6.2 10. TOWN CENTRE GARDENS 4.1 11. MEADWAY PARK 2.6 12. BANDLEY HILL 2.3 13. MOBBSBURY PARK 2.1 14. BURYMEAD 1.8 15. CAMPSHILL PARK 1.6 16. WHITESMEAD ROAD 1.0 17. BEDWELL PARK 1.7 18. THE NOKE 0.9 PROPOSALS FOR LEISURE AND RECREATION DEVELOPMENTS IN DISTRICT PARKS AND PRINCIPAL OPEN SPACES WILL ONLY BE PERMITTED IF THEY DO NOT HAVE A SIGNIFICANT ADVERSE AFFECT ON THE OPEN CHARACTER OF THE SITE. To facilitate access to the strategic housing development at Stevenage West, four potential transport crossings have been identified in Policy SW7. If implemented one of these crossings would run through Meadway Park. As the construction of new transport links is essential for providing access to the proposed development, an overriding need may exist for justifying an exception to Policy L10 and permitting the loss of part of Meadway Park. It is unlikely that the remaining land would be adequate for formal recreation in terms of size, shape and supporting facilities. The Borough Council will require Meadway Park to be replaced within the development at Stevenage West. The replacement facility will be required to be at least the equivalent of Meadway Park in terms of size and quality to ensure that there is no net loss of open space provision and supporting facilities to the community it currently serves i.e. Symonds Green neighbourhood. It will also be imperative for the replacement facility to be located where it can be readily accessed by the community it currently serves. A location in Stevenage West which is within easy walking distance of Symonds Green neighbourhood is therefore required. As it would not be acceptable to expect children to walk to a new play area west of the A1(M), the existing children’s play area at Meadway Park will need to be retained or relocated as close as possible to its present position. Any open space identified in the Stevenage West development to replace Meadway Park will be in addition to the open space needed to meet the needs of the housing development itself. The Stevenage West Development provides further guidance on planning requirements associated with the development. POLICY L11 : REPLACEMENT OF MEADWAY PARK IF THE LOSS OR PARTIAL LOSS OF MEADWAY PARK IS NECESSARY IN ORDER TO PROVIDE ACCESS TO THE STRATEGIC DEVELOPMENT STEVENAGE WEST, THERE WILL BE A REQUIREMENT FOR MEADWAY PARK TO BE REPLACED WITHIN THE NEW DEVELOPMENT. THE REPLACEMENT FACILITY WILL BE REQUIRED TO BE AT LEAST EQUIVALENT TO MEADWAY PARK IN TERMS OF THE SIZE AND QUALITY OF FACILITIES PROVIDED AND RELOCATED WITHIN AN EASILY ACCESSIBLE LOCATION TO THE COMMUNITY THAT MEADWAY PARK CURRENTLY SERVES. Fairlands Valley District Park is of town-wide significance and has a special character due to it being located in a valley with largely open or wooded boundaries. In order to maintain this character the Borough Council will consider carefully the impact of any development proposals within or adjoining Fairlands Valley. POLICY L12 : FAIRLANDS VALLEY PARK WITHIN AND ADJACENT TO FAIRLANDS VALLEY DISTRICT PARK PARTICULAR ATTENTION WILL BE PAID TO THE VISUAL IMPACT OF ANY DEVELOPMENT PROPOSAL. ANY DEVELOPMENT WHICH IS DETRIMENTAL TO THE OPEN CHARACTER AND APPEARANCE OF THE VALLEY WILL BE REFUSED. FORMAL OPEN SPACE PROVISION Formal open space is provided in number of ways which include parks, playing fields, sports courts and greens and children’s play areas. The District Plan has an important role to play in ensuring that an adequate supply of formal open space is provided and maintained for the residents of Stevenage. To achieve this, this Plan addresses the following issues: (a) the identification of formal open space needs and deficiencies in Stevenage; (b) the protection of existing formal open space; (c) encouraging proposals which improve the quality of existing open space provision; and (d) ensuring that adequate open space provision is made in new developments. An assessment of the level of formal open space provision in Stevenage has been undertaken by the Borough Council. The assessment focused on provision at the neighbourhood level as this identifies local needs and deficiencies which may be hidden if formal open space is simply assessed on a town-wide basis. The baseline guidance used by many local authorities is the National Playing Fields Association (NPFA) ‘Six Acre Standard’ which recommends a minimum standard of formal open space of 2.4 hectares (6 acres) per 1000 population (Source: The Six Acre Standard, NPFA 1992). The Borough Council uses the NPFA standard for its formal open space assessment because the New Town was designed to provide adequate open space to meet the needs of each neighbourhood and therefore is in a position to aspire to the NPFA standard. The NPFA standard is divided into outdoor sports provision which covers playing pitches, courts and greens, and children’s play space which includes equipped play areas and informal areas of open space within residential areas. These two types of formal open space are therefore dealt with separately in this Plan. The standards are as follows: Outdoor Sports Provision 1.6-1.8 hectares per 1000 population of which 1.2 hectares per 1000 population should be for pitch sports; Children’s playing space: 0.6-0.8 hectares per 1000 population. Outdoor Sports Provision Detailed analysis of the formal open space survey results is provided in the Open Space Survey Technical Note, 1999 However, a summary of the results relating to outdoor sports provision is included in Table L1 below. The survey accounted for playing fields and other outdoor sports facilities that are provided by the Borough Council, schools (where facilities are available to the community on a regular basis outside of school hours) and private clubs. Table L1: Outdoor Sports Provision in Stevenage NeighbourhoodPopulation (1997 Mid Year Estim-ate) NPFA Standard (hectares required)Existing Provision - Public Open Space (Ha)Existing Provision Schools (dual use only(Ha) Existing Provision Private Sports Grounds (Ha)Existing Provision –Total (Ha)Surplus / Deficiency (Ha)Bedwell807514.544.850.211.466.52-8.02Broadwater1216421.906.591.1613.1620.91-0.99Chells885515.944.2811.312.3117.90+1.96Old Stevenage684312.323.939.034.7217.68+5.36Pin Green1426925.688.49008.49-17.19Shephall1290123.2211.8017.55029.35+6.13St. Nicholas711812.815.242.3507.59-5.22Symonds Green789014.201.976.2608.23-5.97Stevenage  78115  =SUM(ABOVE) 140.61  =SUM(ABOVE) 47.15 47.87  =SUM(ABOVE) 21.65 116.67 -23.94 Table L1 shows that outdoor sports provision in Stevenage as a whole is significantly below the NPFA standard and that most neighbourhoods have a deficiency. Furthermore, in addition to the deficiency in the amount of playing space, there are qualitative deficiencies in the existing supply of playing fields, greens and courts. For example, some facilities are redundant or underused or have physical problems which may restrict their use such as poor drainage or a lack of changing facilities. To address the overall deficiency of outdoor playing space for sport in Stevenage would require a considerable amount of additional open space to be made available for community use and is unlikely to be achieved in practice. However, to help rectify the deficiency in outdoor playing space for sport, to prevent the deficiency from increasing and to help make better use of existing facilities, this Plan adopts the following approach: (a) the protection of existing playing fields and other outdoor sports facilities; (b) the encouragement for the provision of new outdoor sports facilities, improvements to existing facilities to enable greater community use, or the dual use of existing facilities which are currently not available for community use; and (c) the provision of new facilities or improvements to existing facilities associated with residential developments. Loss of Existing Outdoor Sports Facilities Protecting existing playing fields and other outdoor sports facilities from development is critical if an adequate supply of accessible formal open space is to be maintained to meet the recreational needs of Stevenage residents. In urban areas, pressure for other forms of development on both public and private playing fields is considerable due to their open and generally unconstrained nature. Policy L13 applies to all playing fields and other outdoor sports facilities whether the facilities are in public, educational or private use, as they all make a contribution towards meeting the recreational needs of Stevenage residents. The policy also applies to redundant or underused outdoor sports facilities as these represent a scarce resource which offer potential to meet community needs. Whilst the Borough Council is reluctant to allow development that would result in the loss of playing fields or other outdoor sports facilities, it acknowledges that in exceptional circumstances, their release to meet needs for other types of development may be justified. Where the loss of a playing field would not result in a deficiency of outdoor sports provision in a neighbourhood, alternative uses may be acceptable. However, many formal open spaces are located on the edge of neighbourhoods where they may be equally or more accessible from adjoining neighbourhoods which are deficient in outdoor playing space for sport. Where this is the case, the Borough Council would not wish to see facilities lost to development as they have an important role to play in meeting formal open space needs of other neighbourhoods. Development proposals for sports facilities that would result in the loss of playing fields, but would improve the range and quality of sports facilities available in Stevenage may be considered as an exception to Policy L13. For example, if one sports pitch is replaced with an all weather artificial pitch which allows more intensive use and a wider range of sports to take place, this may be acceptable. The loss of outdoor sports facilities may be acceptable if alternative provision is made elsewhere. However, facilities will need to represent an adequate substitute for, or preferably an improvement on, the existing facility in terms of size and quality. Furthermore, it would be essential that the replacement facility is sited in an appropriate location which can be easily accessed by the users of the existing facility. The Borough Council would require replacement facilities to be available for use prior to the start of the redevelopment of the existing facility. It is acknowledged that difficulties may sometimes arise in maintaining some outdoor sports facilities to a standard where they can be regularly used, and occasionally facilities become redundant as it is no longer viable to keep them in use. To secure the long term viability of a facility it may be acceptable to allow a small part of a site to be developed in order to provide the necessary funding to ensure that the outdoor sports facility can be retained and enhanced. To ensure that open space is not unnecessarily lost to development, it would need to be demonstrated (to the satisfaction of the Borough Council) that it is either not economically viable for a facility to be maintained or reinstated for formal open space use, and, that enabling development would ensure that the quality of facilities available could be enhanced to a level which would allow significantly greater use by the community. Development proposals would only be acceptable on a small part of the site and would need to be commensurate in scale to the recreational benefits that the development facilitates. The remaining area would need to be viable for playing fields or other outdoor sports facilities. Developers will be required to enter into an agreement with the Borough Council to ensure that the remaining open space is retained and enhanced and that adequate provision is made for the maintenance of the facility. It is considered that this approach accords with the advice contained in Circular 1/97 ‘Planning Obligations’ with respect to seeking benefits from a development. POLICY L13 : LOSS OF PLAYING FIELDS AND OTHER OUTDOOR SPORTS FACILITIES DEVELOPMENT PROPOSALS WHICH WOULD INVOLVE THE LOSS OF PLAYING FIELDS OR OTHER OUTDOOR SPORTS FACILITIES WILL NOT BE PERMITTED UNLESS THE FOLLOWING CRITERIA CAN BE MET: (A) THE LOSS OF A FACILITY DOES NOT CREATE OR ADD TO THE DEFICIENCY OF OUTDOOR SPORTS PROVISION WITHIN THE NEIGHBOURHOOD AND THE FACILITY IS NOT LOCATED CLOSE TO OR ADJACENT TO ANOTHER NEIGHBOURHOOD WHICH HAS A DEFICIENCY; OR (B) THE DEVELOPMENT WOULD BE FOR A SPORTS FACILITY WHICH WOULD IMPROVE THE RANGE AND QUALITY OF SPORTS FACILITIES AVAILABLE IN STEVENAGE AND WOULD OUTWEIGH THE DETRIMENT CAUSED BY THE LOSS OF THE PLAYING FIELD OR OTHER OUTDOOR SPORTS FACILITY; OR (C) THE PLAYING FIELD OR OTHER OUTDOOR SPORTS FACILITY IS REPLACED WITH A NEW FACILITY OF EQUIVALENT OR GREATER SIZE AND QUALITY IN AN APPROPRIATE LOCATION; OR (D) IT CAN BE DEMONSTRATED THAT EXISTING FACILITIES CAN BEST BE RETAINED AND ENHANCED THROUGH THE DEVELOPMENT OF A SMALL PART OF THE SITE, LEAVING THE REMAINDER VIABLE FOR PLAYING PITCHES OR OTHER OUTDOOR SPORTS FACILITIES. Table L1 shows that the school playing fields that are available for community use make a major contribution towards outdoor sports facility provision in Stevenage and without them it would not be possible to meet NPFA standards of provision anywhere in the Town. In the event of existing school playing fields not being needed for school use, the Borough Council will seek to ensure that the school playing fields remain as formal open space unless an exception can be justified as set out in Policy L13. This approach will help prevent existing deficiencies from increasing and may allow deficiencies to be reduced if schools which are currently not available for community use are retained as public open space. The Open Space Survey Technical Note sets out how the supply of outdoor sports facilities in Stevenage would change if school playing fields which are not currently available for community use are added. Four neighbourhoods remain deficient in outdoor sports facilities even after playing fields that are not available for community use are added. It is therefore particularly important that school playing fields in these areas are retained. When schools become redundant, ancillary facilities which supported the playing fields such as changing rooms and equipment stores are often removed. Without these supporting facilities the viability of using the playing fields for community use can be threatened. As it may be difficult for the Borough Council to fund new facilities, it is important that the education authority retains these facilities in the event of schools becoming redundant. POLICY L14 : REDUNDANT SCHOOL PLAYING FIELDS WHERE SCHOOL SITES BECOME REDUNDANT SCHOOL PLAYING FIELDS WILL BE REQUIRED TO BE RETAINED FOR OPEN SPACE USE UNLESS THE CRITERIA SET OUT IN POLICY L13 CAN BE MET. WITHIN THE FOLLOWING NEIGHBOURHOODS THE LOSS OF ANY SCHOOL PLAYING FIELDS WILL NOT BE ACCEPTABLE: 1. BEDWELL 2. PIN GREEN 3. ST. NICHOLAS 4. SYMONDS GREEN WHERE SCHOOL SITES BECOME REDUNDANT ANCILLARY FACILITIES ASSOCIATED WITH THE SCHOOL PLAYING FIELD WILL BE EXPECTED TO BE RETAINED TO ENSURE THE VIABILITY OF THE PLAYING FIELDS FOR COMMUNITY USE. (Policy SC9 New Outdoor Sports Facilities There are no sites available in Stevenage which are considered to be suitable for allocations for additional formal open space provision. However, any proposals that come forward for new outdoor sports facilities in addition to those required as part of residential developments will be considered favourably in appropriate locations. Proposals for new sports pitches and other outdoor sports facilities will be considered in relation to the criteria in Policy L16. Policy SC4 identifies small sites that may be suitable for neighbourhood based social, community or leisure uses. Increases in outdoor sports facility provision in Stevenage are most likely to be achieved through the following approaches: (a) additional school playing fields being made available for community use (Policy L8); (b) redundant school playing fields being converted to formal open space for community use (Policy L14); (c) new outdoor sports facilities being provided as part of new housing developments (Policy L16). In addition to increasing the overall quantity of outdoor sports facilities, the Borough Council would favour proposals which would improve the quality of existing facilities through increasing the range of activities available, intensification of the use of facilities and making facilities more attractive to use. Policies L8 and L10 provide guidance on matters that will be considered when assessing proposals for ancillary or complementary facilities associated with formal open space. Children’s Play Space The concept of neighbourhood provision of children’s play space is part of the original design of the New Town. Outdoor children’s play space includes equipped playgrounds and informal playing space within housing areas. The 1991 Open Space Survey identified that there was a significant deficit of play space provision when the NPFA standard of 0.8 hectares per thousand population was compared with actual provision in Stevenage. All neighbourhoods apart from Old Stevenage had a deficit of provision. Further research will be undertaken to update this survey, but it is not expected that the results will be significantly different as there have not been any substantial increases in children’s play space provision since 1991. The results of the 1991 children’s play space survey are set out in Table L2 below. Table L2: Children’s Play Space Provision in Stevenage NeighbourhoodNPFA Standard (hectares required)Existing Provision – Total (Ha)Surplus / Deficiency (Ha)Bedwell6.724.90-1.82Broadwater9.939.14-0.79Chells6.963.91-3.05Old Stevenage5.215.97+0.76Pin Green8.568.20-0.36Shephall10.006.84-3.16St. Nicholas6.325.09-1.23Symonds Green6.134.52-1.61venage59.8348.57-11.26 In addition to the deficiency in the amount of children’s play space there are deficiencies in the quality of children’s play space. The NPFA have introduced a Children’s Playing Space standard based on the walking time between a play area and a child’s home. The standard introduces three types of play area, Local Areas for Play (LAP’s), Local Equipped Areas for Play (LEAP’s) and Neighbourhood Equipped Areas for Play (NEAP’s) which have different facilities and walking distance standards. The Borough Council intends to undertake additional research to identify the extent of the deficiency for each type of play area in Stevenage. To address these deficiencies in outdoor children’s play space provision this Plan adopts the following approach: (a) encourages the provision of new children’s play facilities to meet NPFA standards in areas which are deficient and the improvement and maintenance of existing children’s play facilities to meet NPFA standards; (b) protection of existing children’s play space facilities; and (c) securing appropriate provision of new children’s play space facilities and improvements to existing facilities through new residential developments. The Borough Council’s Parks and Amenities Group maintain the quality of play areas in Stevenage to meet the NPFA’s standards. Further research is being undertaken to look at ways of improving the quality of play areas. In particular, additional resources are focused on upgrading play areas to meet the standards of a NEAP which provides a wide range of play equipment. However, the ability of the Borough Council to significantly reduce deficiencies in the quantity and quality of play areas (equipped or informal) is constrained by the financial implications of providing high quality equipment to meet changing standards and addressing maintenance problems associated with vandalism and ageing equipment. To maintain an adequate supply of children’s play space it is vital that existing facilities are retained. Due to their open nature, informal playing space within housing areas is particularly threatened by alternative uses, especially from infill housing developments and the extension of private gardens. The equipped play areas and informal play spaces to which Policy L15 applies will be listed in an Open Space Survey Technical Note. Due to the number of play areas and their limited size it is not practical to identify them on the Proposals Map. The policy also applies to any new play spaces that may be provided over the period of this Plan. When assessing whether the loss of a play space would result in a local deficiency, the Borough Council will take into account both the amount of play space provided in the neighbourhood and any deficiencies in the provision of LAP’s, LEAP’s and NEAP’s within the neighbourhood. A loss of a children’s play space may be considered acceptable where replacement provision of at least the same quality is made elsewhere. However, the replacement location will need to be appropriate in terms of accessibility to the local population it originally served and should not create any new deficiencies in children’s play space provision. POLICY L15 : CHILDREN’S PLAY SPACE DEVELOPMENT PROPOSALS RESULTING IN THE LOSS OF EQUIPPED PLAY AREAS OR INFORMAL PLAY SPACE WITHIN RESIDENTIAL AREAS WILL NOT BE PERMITTED UNLESS THE FOLLOWING CRITERIA CAN BE MET: (A) THE LOSS OF THE PLAY SPACE WOULD NOT RESULT IN A LOCAL DEFICIENCY OF CHILDREN’S PLAY SPACE; OR THE PLAY SPACE IS REPLACED WITH A NEW FACILITY OF EQUIVALENT OR GREATER QUALITY IN AN APPROPRIATE LOCATION. IN AREAS WHERE THERE IS A LOCAL DEFICIENCY OF CHILDREN’S PLAY SPACE, PROPOSALS TO INCREASE PROVISION WILL BE CONSIDERED FAVOURABLY IN APPROPRIATE LOCATIONS. OPEN SPACE PROVISION IN NEW RESIDENTIAL DEVELOPMENTS Within new housing developments the Borough Council expects the existing pattern of open space provision to be continued and developers will normally be required to incorporate the requisite amount of formal and informal open space into their proposals. It is proposed that the (NPFA) standards be treated as a minimum for formal open space. The Borough Council uses NPFA minimum standards as this is nationally recognised and is considered appropriate to Stevenage which has traditionally provided a high standard of open space provision through the planning of the New Town. Development proposals will be required to make suitable provision for open space as part of the development at a ratio of at least 2.8 hectares per 1000 population, of which 2.4 hectares will be formal open space (outdoor sport facilities and children’s play space) and 0.4 hectares for informal open space. Due to the different standards and criteria for the provision of outdoor sports facilities, children’s play space and informal open space; separate policies on their provision in new residential developments are required. Policies L16 - L19 apply to all new residential developments in Stevenage including the strategic housing development at Stevenage West. Policies L16 - L18 require either on-site provision of open space or commuted sums toward the provision or improvement of off-site open space. The Borough Council considers that the use of planning obligations to secure open space provision is justified in the context of Circular 1/97 ‘Planning Obligations’. The Circular outlines that it is reasonable to expect developers to pay for, or contribute towards, infrastructure which would not have been necessary but for their development. This Plan only requires provision where this is fairly and reasonably related in scale and kind to the development. The Borough Council considers that provision of formal open space is justified for all residential developments regardless of their size because there will be an increased demand on existing provision or an unmet demand for facilities which are not accessible to the new development. Where contributions through commuted sums are necessary, these would be calculated using the standards set out in the relevant policy and will be related in scale to the benefit that the development will derive from the facilities that are provided or improved. Exceptions to Policies L16 - L18 will only be permitted if it can be clearly demonstrated that due to the nature of a proposed residential development there will be no, or reduced demand for a particular type of open space. An example of this is accommodation specifically designed for particular groups such as the elderly or disabled. Policy L16 relates to all formal open space provision that is defined by the NPFA as outdoor playing space for sport. This includes playing fields, sports pitches, artificial sports surfaces, athletics tracks, tennis courts and bowling greens. It is important that in new residential developments, playing fields and other outdoor sports facilities are located in appropriate locations where they are accessible both to the local community and to users who travel from further away i.e. accessible by passenger transport. Due to the potential for outdoor sports facilities to be used by a large number of people on a regular basis, it is necessary for them to be sited where they will not adversely effect residential amenity by virtue of noise, traffic disturbance or car parking problems. Playing fields and other outdoor sports facilities that are provided without adequate supporting facilities, particularly changing rooms, are more likely to be underused as they do not meet the requirements of users. This can result in more pressure being placed on facilities elsewhere and local needs for outdoor sports facilities not being met. To avoid this situation arising, any new facilities that are provided as part of residential developments, it is important that adequate supporting facilities are provided with sports pitches and other forms of outdoor sports provision. It is essential that new outdoor sports facilities are provided to a size and standard that permits meaningful use. Sport England advise that a minimum of two winter pitches (football/rugby), a cricket pitch, changing rooms and a pavilion is the smallest facility which is efficient to use and manage. The Borough Council considers that a development of 1,000 or more dwellings is required to support the provision of this facility as part of a residential development. This is based on Sport England guidance on the land area needed for these facilities (3 hectares) and NPFA guidance on standards of pitch provision (1.2 ha per 1,000 population) and average household size (2.46 people per dwelling). Clearly, it would be difficult to justify requiring the provision of this scale of facility as part of many housing developments. The majority of housing developments that will come forward over the period of the District Plan will involve less than 1,000 dwellings, but will cumulatively result in a significant increase in demand for outdoor sports facilities. Justification therefore exists for most development proposals to make a contribution through a commuted sum towards the provision of new facilities or the improvement of existing facilities in the area where the development site is located. As no sites have been identified in Stevenage which would be suitable for new playing fields or sports pitches, it is expected that funds raised by commuted sums would contribute towards improving existing facilities with the objectives of increasing capacity, widening the range of sports activities available, enabling the dual use of facilities and making facilities more attractive to use. Whilst improvements to existing facilities may not reduce quantitative deficiencies in formal open space, they would improve the quality of facilities. With respect to outdoor sports facilities other than sports pitches such as tennis courts and bowling greens, the Borough Council would encourage developments to incorporate facilities on site in accordance with NPFA standards where facilities are of a size and standard that allows meaningful use. This would reduce the contribution that would be required for improving local facilities. The existence of a quantitative surplus of existing outdoor sports provision in a neighbourhood will not normally be a special circumstance which will justify an exception to Policy L16. This is because the additional demand created by a development may create a deficit of provision in the neighbourhood, or existing provision may not be readily accessible to the development site and residents of a new development may be more dependent on the facilities provided in an adjoining neighbourhood which is deficient in provision. POLICY L16 : OUTDOOR SPORTS PROVISION IN RESIDENTIAL DEVELOPMENTS DEVELOPMENT PROPOSALS WILL BE REQUIRED TO PROVIDE PLAYING FIELDS AND OTHER OUTDOOR SPORTS FACILITIES IN ACCORDANCE WITH NPFA (NATIONAL PLAYING FIELDS ASSOCIATION) STANDARDS AT A MINIMUM RATIO OF 1.6 - 1.8 HECTARES PER 1,000 POPULATION OF WHICH 1.2 HECTARES SHOULD BE FOR PITCH SPORTS. PROPOSALS FOR PLAYING FIELDS AND OTHER OUTDOOR SPORTS FACILITIES WILL BE REQUIRED TO MEET THE FOLLOWING CRITERIA: (A) BE WELL LOCATED AND SO DISTRIBUTED THROUGHOUT THE DEVELOPMENT TO MEET THE NEEDS OF THE LOCAL POPULATION, AND TO BE ACCESSIBLE BY A RANGE OF TRANSPORT MODES, INCLUDING PASSENGER TRANSPORT, CYCLING AND WALKING; AND (B) BE APPROPRIATELY SITED SO AS NOT TO HAVE AN ADVERSE IMPACT ON THE LOCAL ENVIRONMENT OR RESIDENTIAL AMENITIES IN TERMS OF VISUAL IMPACT, NOISE OR GENERAL DISTURBANCE; AND (C) PROVIDE CHANGING FACILITIES AND OTHER ASSOCIATED FACILITIES WHICH ARE SUITABLY DESIGNED TO MEET LOCAL DEMAND AND OF A SUITABLE SIZE AND SCALE THAT IS REASONABLY REQUIRED FOR THE OPERATION OF THE SPORTS FACILITY. ON DEVELOPMENT SITES OF LESS THAN 1,000 DWELLINGS WHERE IT IS NOT VIABLE FOR USABLE PLAYING FIELDS OR OTHER OUTDOOR SPORTS FACILTIES TO BE PROVIDED ON SITE, COMMUTED PAYMENTS WILL BE REQUIRED TO CONTRIBUTE TOWARDS THE PROVISION OR IMPROVEMENT OF NEARBY OUTDOOR SPORTS FACILITIES, BASED ON THE RATIO OF 1.6 -1.8 HECTARES PER 1,000 POPULATION. The Borough Council expects the National Playing Field Association guidelines for children’s play space to be met in new residential developments. Using the NPFA standard the Borough Council has calculated on the basis of an average dwelling density (37.5 dwellings per hectare) and occupancy rate (2.46 persons per dwelling) that to meet this standard, 7% of the total area of a development site should be allocated for play space. In addition to the standard concerning the amount of play space to be provided, the NPFA’s children’s play space standard has three categories of play provision (LAP’s, LEAP’s and NEAP’s) which are recommended to be included as part of new residential developments. Each category of play space is designed for different user groups and has different characteristics. The provision of LAP’s, LEAP’s and NEAP’s is based on the walking distance from a child’s home. To ensure residential developments provide play space that is accessible and of meaningful use to the children that use it, development proposals will be required to meet NPFA guidance for LAP’s, LEAP’s and NEAP’s. Detailed guidance on these matters is included in the Environmental Safeguards. NPFA guidance indicates that the minimum size of a LAP the smallest and most common type of play space is 400 square metres. To support the provision of a LAP, NPFA guidance suggests that a development of at least 15 dwellings is needed. For developments of less than 15 dwellings therefore, it may not be viable for a children’s play space to be provided on the site although provision is encouraged. It may also prove impractical or be inappropriate for some high density residential schemes to provide play space on site e.g. Town Centre developments and residential conversions of buildings in other uses. In these circumstances, a contribution through a commuted sum towards the provision or improvement of local play space will be required. The Borough Council manages most of the existing children’s play space in Stevenage (equipped and informal), a large proportion of which has potential to be improved to meet NPFA standards. Commuted sums will therefore be used to provide new facilities or improve existing facilities in areas which have deficiencies in provision. It is expected that there will be qualitative deficiencies in terms of LAP, LEAP and NEAP coverage. Research shows that an area is adequately provided for in terms of play space provision and that a new development would not result in a deficiency being created in relation to the provision of LAP’s, LEAP’s or NEAP’s, on site provision or commuted sums may not be required. Opportunities may arise where play space facilities could be provided more efficiently by improving existing play facilities in an adjoining residential area rather than making on site provision in a new development. Where this could be achieved without creating a deficiency in children’s play space, the Borough Council will discuss the positioning and provision of facilities with developers. Contributions in the form of commuted sums may be required to facilitate this. POLICY L17 : CHILDREN’S PLAY SPACE PROVISION IN RESIDENTIAL DEVELOPMENTS DEVELOPMENT PROPOSALS WILL BE REQUIRED TO PROVIDE CHILDREN’S PLAY SPACE IN ACCORDANCE WITH NPFA (NATIONAL PLAYING FIELDS ASSOCIATION) STANDARDS AT A MINIMUM RATIO OF 0.6 - 0.8 HECTARES PER 1,000 POPULATION. PROPOSALS FOR CHILDREN’S PLAY SPACE WILL BE REQUIRED TO MEET THE FOLLOWING CRITERIA: (A) PROVIDE COHERENT, USABLE UNITS OF AT LEAST 400 SQUARE METRES IN SIZE WITH PLAY SPACE PROVISION PURPOSELY DESIGNED TO INCORPORATE LANDSCAPING, PLAY EQUIPMENT AND OTHER FEATURES IN ACCORDANCE WITH NPFA STANDARDS; AND (B) BE ACCESSIBLE AND WELL LOCATED WITHIN WALKING DISTANCE OF THE LOCAL POPULATION THEY SERVE. IN DEVELOPMENTS OF LESS THAN 15 DWELLINGS, OR IN ACCEPTABLE HIGH DENSITY SCHEMES, WHERE IT IS NOT VIABLE FOR ADEQUATE CHILDREN’S PLAY SPACE TO BE PROVIDED, COMMUTED PAYMENTS WILL BE REQUIRED TO CONTRIBUTE TOWARDS THE PROVISION OR IMPROVEMENT OF NEARBY CHILDREN’S PLAY SPACE, BASED ON THE RATIO OF 0.6-0.8 HECTARES PER 1,000 POPULATION. The layout and design of the New Town incorporated large amounts of informal open space through District Parks and Principal Open Spaces. The Borough Council expects major residential developments to continue to make adequate provision for informal open space to ensure residents have adequate access to informal recreation opportunities. There are no nationally recognised standards for informal open space provision. However, a standard which has been widely used nationally and is used by other Hertfordshire Districts is the provision of 0.4 hectares of informal open space per 1,000 population. This is considered to be an appropriate standard for new developments in Stevenage to aspire to because this standard has already been met in most of the existing residential areas of the New Town. To provide an informal area of open space which can be flexibly used for a range of recreational activities, it is considered that an area of at least 0.2 hectares is needed. This would provide opportunities for informal team sports, passive recreation, seating, landscaping, footpaths and children’s play areas. Based on the informal open space standard of 0.4 hectares per 1,000 population and average household densities (2.46 persons per dwelling) it is calculated that a development of more than 200 dwellings would be needed to support the provision of an open space area of 0.2 hectares. In major developments of more 200 dwellings, informal open space areas should be planned so that they are within walking distance of the community they serve. Walking distance is defined as 400 metres from home which is equivalent to 5 minutes walking time. This walking distance standard is also used for planning Local Equipped Areas for Play (LEAP’s) which also need to be located within reasonable walking distance from home. Informal open spaces need to be planned so that they are accessible to all local residents who may wish to use them. With respect to the strategic development at Stevenage West, District Parks of at least 2 hectares in size will be required as well as smaller areas of informal open space in order to provide for 0.4 hectares per 1,000 population. District Parks should be located within 1,000 metres of the homes of the local population they serve which is equivalent to 15 minutes walking time. In addition to providing for a wide range of informal recreation activities. District Parks should also provide natural areas such as woodlands and ponds which are accessible to the public and have capacity for incorporating some of the outdoor sports facilities required by Policy L16 and children’s play space in the LEAP and NEAP categories as required by Policy L17. However, it should be emphasised that the land take needed for any formal open space provided in District Parks will not contribute towards meeting the informal open space standard. Developments of 200 dwellings or less will be encouraged to provide informal open space areas of at least 0.2 hectares. However, it is acknowledged that it may not be viable to provide informal open space to a standard expected for major developments. As a minimum, developments of 200 dwellings or less will be expected to include smaller areas of informal open space as part of the layout and design of the development in addition to the open space provision needed for children’s play areas. Developments of less than 15 dwellings will not be required to provide informal open space due to the difficulties in justifying the provision of usable areas of informal open space in developments of this scale. The threshold of 15 dwellings is considered appropriate as the NPFA consider that this is the minimum number of dwellings needed to support the smallest category of play space (LAP’s). POLICY L18 : INFORMAL OPEN SPACE PROVISION IN RESIDENTIAL DEVELOPMENTS DEVELOPMENT PROPOSALS WILL BE REQUIRED TO PROVIDE INFORMAL OPEN SPACE AT A MINIMUM RATIO OF 0.4 HECTARES PER 1,000 POPULATION. ON DEVELOPMENT SITES OF MORE THAN 200 DWELLINGS, PROPOSALS FOR INFORMAL OPEN SPACE WILL NEED TO MEET THE FOLLOWING CRITERIA: (A) PROVIDE A USABLE, COHERANT AREA OF OPEN SPACE OF AT LEAST 0.2 HECTARES IN SIZE; AND (B) BE WELL LOCATED AND SO DISTRIBUTED THROUGHOUT THE DEVELOPMENT TO MEET THE NEEDS OF THE LOCAL POPULATION, AND TO BE ACCESSIBLE BY A RANGE OF TRANSPORT MODES, INCLUDING PASSENGER TRANSPORT, CYCLING AND WALKING; ON DEVELOPMENT SITES OF BETWEEN 15 AND 200 DWELLINGS, THE BOROUGH COUNCIL WILL REQUIRE USABLE AREAS OF INFORMAL OPEN SPACE TO BE INCORPORATED WITHIN THE DEVELOPMENT. After formal and informal open space is provided as part of new developments it is normally offered for adoption by the Borough Council. It is essential that adequate maintenance arrangements are made for open space otherwise it is possible that open space will become neglected, resulting in under use or redundancy. Circular 1/97 ‘Planning Obligations’ outlines that the costs of subsequent maintenance should normally be borne by the authority in which the asset is to be vested i.e. the Borough Council. However, exceptions can be made for open space and recreational facilities which are principally for the benefit of the development itself. Developers will therefore be required to enter into obligations which ensure that commuted sums are provided to cover the maintenance costs of open space adopted by the Borough Council for a fixed period of time. Where commuted sums are offered towards the provision of new open space or the improvement of existing open space, instead of on site provision, the commuted sum will be calculated to incorporate a contribution towards maintenance costs. POLICY L19 : OPEN SPACE MAINTENANCE NEW FORMAL AND INFORMAL OPEN SPACES WILL BE REQUIRED TO BE OFFERED FOR ADOPTION BY THE BOROUGH COUNCIL WITH AN AGREED COMMUTED SUM TO COVER MAINTENANCE. ALLOTMENTS Allotments still have an important recreational and economic function. They are often located in areas where garden sizes are limited and provide additional open areas which can be used for informal recreation. However, the demand for allotments fluctuates depending on both national and local economic trends, and their take up often depends on the convenience of location. Allotments are managed in Stevenage through a town wide association of allotment users (SAGA). Due to changes in demand, it is possible that some allotments in Stevenage are under used which can result in neglect. Where this is the case, and where demand is unlikely to rise, it is important that alternative future uses are considered. Underused allotments have potential to meet any formal open space deficiencies (outdoor sports facilities and children’s play space). However, where there is no identified local need for allotments and where there is no requirement for additional open space, other uses, such as housing, may be considered. Research will be undertaken to establish the extent of underused allotments in Stevenage and whether potential exists for rationalising provision within neighbourhoods. Surplus allotments will need to be retained for open space in neighbourhoods where deficiencies exist although the development of part of a site will be considered if this would facilitate the provision and long term maintenance of high quality formal open space facilities. This approach is justified given the potential financial implications for the Borough Council of providing and managing new formal open space facilities and accords with Circular 1/97. Development proposals would only be acceptable on a small part of the site and would need to be commensurate in scale to the recreational benefits that the development facilitates. The remaining area would need to remain viable for formal open space uses. Developers will be required to enter into an agreement with the Borough Council to ensure that the remaining open space is retained and enhanced and that adequate provision is made for the maintenance of the open space. POLICY L20: LOSS OF ALLOTMENTS THE LOSS OF ALLOTMENT LAND FOR DEVELOPMENT WILL NOT BE PERMITTED UNLESS THE FOLLOWING CRITERIA CAN BE MET: (A) IT CAN BE DEMONSTRATED THAT THERE IS NO SIGNIFICANT LOCAL DEMAND FOR ALLOTMENTS; AND (B) THE LAND IS NOT REQUIRED TO MEET THE FORMAL OPEN SPACE NEEDS OF THE NEIGHBOURHOOD IT IS LOCATED IN OR AN ADJACENT NEIGHBOURHOOD. WHERE ALLOTMENT LAND NEEDS TO BE RETAINED TO MEET FORMAL OPEN SPACE NEEDS, CONSIDERATION WILL BE GIVEN TO PROPOSALS WHICH WOULD FACILITATE THE PROVISION AND LONG TERM MAINTENANCE OF FORMAL OPEN SPACE FACILITIES THROUGH THE DEVELOPMENT OF A SMALL PART OF THE SITE, LEAVING THE REMAINDER VIABLE FOR OUTDOOR SPORTS FACILITIES AND CHILDREN’S PLAY SPACE. It is important that new allotment facilities are provided in new residential areas to enable ease of access for potential users. Accessibility to allotments is particularly important in areas of high density housing where private gardens are small or not provided. The Borough Council considers that the use of planning obligations to secure allotments provision is justified in the context of Circular 1/97 ‘Planning Obligations’. The Circular outlines that it is reasonable to expect developers to pay for or contribute towards infrastructure which would not have been necessary but for their development. Policy L21 only requires allotments provision where this is fairly and reasonably related in scale and kind to the development. Major new residential developments, including the strategic development at Stevenage West will therefore need to make adequate provision for allotments within the development. The Borough Council uses the Thorpe Committee’s standard of 0.2 hectares per 1,000 population which was published in 1969 for guidance which is the only widely used standard of allotment provision. The Borough Council considers that new sites need to be at least 1 hectare in size to be viable to manage. It is also important that new allotment provision is accessible in terms of walking distance to the population it serves and that provision is made for support facilities e.g. water sheds, adequate security, and good physical access. Where it is not viable to provide a new allotment site of at least one hectare in size, contributions to new provision through a commuted sum will be required. Commuted sums will be calculated using the standard of 0.2 hectares per 1,000 population. As there is no allotment provision in the Poplars area of Stevenage, a site is allocated for allotments at Edmonds Drive. This is the only site in the Poplars area which is considered to be suitable for allotments in terms of size, site characteristics and physical access. This site will be reserved for allotments until sufficient funding is available to prepare and manage the site for allotments. POLICY L21 : NEW ALLOTMENT PROVISION PROVISION IS REQUIRED TO BE MADE FOR ALLOTMENT SPACE IN NEW DEVELOPMENTS OF 500 DWELLINGS OR MORE AT A RATIO OF 0.2 HECTARES PER 1,000 POPULATION. PROPOSALS FOR NEW ALLOTMENTS WILL BE REQUIRED TO MEET THE FOLLOWING CRITERIA: (A) BE OF AT LEAST ONE HECTARE IN SIZE; AND (B) BE ACCESSIBLE AND WELL LOCATED WITHIN REASONABLE WALKING DISTANCE OF THE LOCAL POPULATION THEY WILL SERVE; AND (C) PROVIDE ADEQUATE SUPPORT FACILITIES, SECURITY AND PHYSICAL ACCESS. NEW ALLOTMENT SITES WILL BE REQUIRED TO BE OFFERED FOR ADOPTION BY THE BOROUGH COUNCIL. WHERE SUFFICIENT SPACE CANNOT BE PROVIDED, COMMUTED PAYMENTS WILL BE EXPECTED TO CONTRIBUTE TOWARDS FUTURE PROVISION OR UPGRADING OF ALLOTMENT SPACE WITHIN THE LOCALITY. A SITE FOR NEW ALLOTMENT PROVISION IS SHOWN ON THE PROPOSALS MAP AT EDMONDS DRIVE, POPLARS FOOTPATHS, CYCLEWAYS AND BRIDLEWAYS Stevenage is planned to enable residents to have safe and easy movement within the Town, as well as access to the surrounding countryside using a network of segregated cycleways, footpaths and bridleways. These networks also provide the opportunity for informal leisure and recreational pursuits within the Town. The Borough Council considers that it is important to retain the existing networks, and to extend them into new developments and to the countryside beyond the Town. The value of footpaths and bridleways is their attractive character and it is important that where development proposals affect, or are adjacent to, footpaths and bridleways that this quality is safeguarded. Footpaths and bridleways will therefore need to be sensitively incorporated into developments or diverted where acceptable alternative routes can be identified. POLICY L22 : FOOTPATH, CYCLEWAY AND BRIDLEWAY NETWORK THE CYCLEWAY, FOOTPATH AND BRIDLEWAY NETWORK WILL BE RETAINED AS AN IMPORTANT PART OF THE TRANSPORT AND LEISURE NETWORK. WHERE NEW DEVELOPMENT IS PROPOSED, PROVISION FOR THE IMPROVEMENT OF, AND THE EXTENSION TO, THE NETWORK WILL BE REQUIRED. ( Policies T11 and T12 The use of footpaths, cycleways and bridleways to enable residents to gain access to the countryside has been promoted by the Borough Council and the Countryside Management Service. The Borough Council will encourage schemes which improve or extend such access into the countryside. New developments on the periphery of the Town including the strategic development at Stevenage West, will be required to make provision for the improvement of, and extension to, the network where the development has an impact on it. Where viable, this may include measures for reducing conflicts between walkers, cyclists and equestrians and allow priority over private transport. Where appropriate, financial contributions through commuted sums may be required to facilitate the improvement and extension of existing networks. POLICY L23 : ACCESS TO THE COUNTRYSIDE PROPOSALS FOR IMPROVING AND EXTENDING FOOTPATH, CYCLEWAY AND BRIDLEWAY ACCESS TO THE COUNTRYSIDE WILL BE ENCOURAGED. WHERE APPROPRIATE NEW DEVELOPMENTS WILL BE REQUIRED TO MAKE PROVISION FOR THE IMPROVEMENT TO AND EXTENSION OF THE FOOTPATH, CYCLEWAY AND BRIDLEWAY NETWORK INTO THE COUNTRYSIDE. (Policy EN24 The Borough Council designated a Horse and Pony Riding Route in 1983 around the edge of Stevenage linking surrounding bridleways and incorporating a route diagonally across the Town through Fairlands Valley. The linking up of the existing Horse and Pony Route and its extension to the countryside is considered important as it is seen as an essential leisure facility and enables access to the countryside. It is therefore considered vital that the existing and proposed routes are protected. The retention, maintenance and extension of this route will therefore be promoted by the Borough Council. Developments which incorporate an existing Horse and Pony Route such as the development at Stevenage West will be expected to make provision for extending the route into the surrounding countryside. POLICY L24 : HORSE AND PONY ROUTE ANY REDUCTION TO THE EXISTING AND PROPOSED HORSE AND PONY ROUTE AS SHOWN ON THE PROPOSALS MAP WILL BE RESISTED. WHERE APPROPRIATE, NEW DEVELOPMENTS WILL BE EXPECTED TO INCLUDE LAND FOR THE EXTENSION OF THE HORSE AND PONY ROUTE. ANY DEVELOPMENT WHICH ADVERSELY AFFECTS THE ROUTE WILL NOT BE PERMITTED UNLESS A SATISFACTORY ALTERNATIVE ROUTE IS PROVIDED. TOURISM Although Stevenage is not generally viewed as a tourist destination, tourism makes an important contribution the local economy. This is mainly associated with business trips and people visiting attractions in the area such as Knebworth House, Stevenage Leisure Park and Stevenage Museum. Research undertaken by the East of England Tourist Board showed that the overall value of tourism in Stevenage in 1996 was estimated to be £32.7 million, and this expenditure supported 810 full time jobs (Source: The Economic Impact of Tourism in Stevenage Borough, East of England Tourist Board, 1996). The Borough Council recognises the benefits to the local community from tourist developments and will therefore favourably consider proposals in appropriate locations which do not have an adverse impact on the local environment or residential amenity. POLICY L25 : TOURIST FACILITIES THE DEVELOPMENT OF FACILITIES FOR TOURISTS WILL BE PERMITTED PROVIDED THAT THEIR FORM AND LOCATION ARE APPROPRIATE TO THEIR SURROUNDINGS AND THAT THEY DO NOT HAVE A DETRIMENTAL EFFECT ON THE LOCAL ENVIRONMENT OR RESIDENTIAL AMENITIES. The East of England Tourist Board have identified that the Borough has potential to increase its capacity to grow as a business tourism destination in view of Stevenage’s good accessibility by road and rail and the Town’s role as a sub-regional employment centre. This may result in further demand for accommodation to service the business market. In particular, recent national trends have created pressures for budget hotels in accessible locations, whilst a local need has been identified for further high quality hotel provision in Stevenage. Stevenage is well provided for in terms of budget hotels, but the Tourist Board have indicated that pressures may arise for expanding existing hotels. Proposals for extending existing hotels will be assessed against the criteria in Policy L26. As hotels can be a high intensity use, proposals for major new hotels will be favoured in Stevenage Town Centre where they are easily accessible to the railway station, Gunnels Wood Employment Area and other facilities that tourists may require access to. Policy TR6 identifies a site in the Town Centre Inset area that may be suitable for hotel development. Proposals for major hotels in out of centre locations will only be acceptable if they meet the criteria set out in Policy L2. POLICY L26 : HOTEL PROVISION DEVELOPMENT PROPOSALS FOR THE PROVISION OR EXPANSION OF HOTELS WILL BE CONSIDERED FAVOURABLY WHERE THEY DO NOT HAVE A DETRIMENTAL IMPACT ON THE LOCAL ENVIRONMENT OR RESIDENTIAL AMENITIES. DEVELOPMENT PROPOSALS FOR MAJOR NEW HOTELS WILL BE CONSIDERED IN RELATION TO POLICIES L1 AND L2. (Policy TR6 It is acknowledged that for guest houses and small hotels, other locations in the Borough may be acceptable where development proposals are compatible with their surroundings and meet the criteria set out in Policy L27. In particular, there is a concentration of small hotels and guest houses on Hitchin Road and London Road where large residential properties have been converted. Further proposals in these areas may be acceptable. This type of development may also be acceptable in the Old Town High Street South. POLICY L27 : GUEST HOUSES THE CONVERSION OF VERY LARGE RESIDENTIAL PROPERTIES TO GUEST HOUSES OR SMALL HOTELS WILL BE CONSIDERED IN RELATION TO THE FOLLOWING CRITERIA: (A) LOCATION; AND (B) TRAFFIC GENERATION AND ACCESS; AND (C) RELATIONSHIP TO SURROUNDING PROPERTIES; AND (D) ABILITY TO MEET THE STANDARDS SET OUT IN THE ENVIRONMENTAL SAFEGUARDS. IN PARTICULAR THE FOLLOWING AREAS ARE CONSIDERED SUITABLE AS SHOWN ON THE PROPOSALS MAP: 1. HITCHIN ROAD LONDON ROAD (Policy OT18 ART AND DEVELOPMENT There are an increasing number of initiatives to encourage the use and provision of art and craft works as an integral part of development schemes. The Borough Council believes that the quality of the visual and physical environment is of particular importance and can be considerably enhanced by the use of art and craft techniques and the provision of works in new developments. In addition it can bring economic benefits to artists and craft workers. The Borough Council would therefore seek to encourage the provision of art and craft works as part of important development proposals which will have a considerable impact on the visual amenity of the Town. The Borough Council will therefore encourage developers to consider at the earliest stages in the design process the inclusion of art and craft works in development. Such works can take many forms and may either be outside or inside the building or integral to it. It is not intended that the Borough Council will be prescriptive in this matter. However, it should be noted that such works should be complementary to good design and be a collaborative effort between artist and architect. POLICY L28: ART AND DEVELOPMENT THE PROVISION OF NEW ART AND CRAFT WORKS AS PART OF DEVELOPMENT PROPOSALS WILL BE FAVOURABLY CONSIDERED. IN DETERMINING PLANNING APPLICATIONS PARTICULAR REGARD WILL BE GIVEN TO THE CONTRIBUTION MADE BY ART AND CRAFT WORKS TO THE APPEARANCE OF THE SCHEME AND THE AMENITIES OF THE SURROUNDING AREA. SOCIAL AND COMMUNITY FACILITIES INTRODUCTION Social and community provision covers a wide range of services such as health, education, community and social services. These services are provided and run by a number of agencies and organisations, including Hertfordshire County Council, the Borough Council, the East and North Herts Health Authority, North Herts Trust and the voluntary sector. This Plan can only be concerned with the provision of social and community facilities in terms of land use implications. The Plan aims to ensure that adequate provision is made for social and community facilities in future developments and that existing facilities are protected. The concept and development of Stevenage as a self contained new town was based upon the principles of a balanced and self supporting community of neighbourhoods. Social and community facilities were provided on this neighbourhood basis and are generally located at the Neighbourhood Centres which are within walking distances of most residents. This provision enables easy access even for those who are less mobile. However, it is recognised that some needs cannot be provided on a neighbourhood basis and should be located centrally. The demand for social and community facilities changes as the structure of the population changes and new trends develop. New facilities or the improvement of existing facilities is therefore required to meet these changing demands. SOCIAL AND COMMUNITY FACILITIES It is important that each neighbourhood community has a focus within which social and community facilities are provided. These facilities should be accessible to everyone, but especially to those who are least mobile. Social and community facilities are generally located at the Neighbourhood Centres. These are within walking distance of most of the residential areas and many are also served by passenger transport. Any loss of existing facilities will result in a reduction in the level of provision and reduce accessibility for those people who require these services. POLICY SC1 : RETENTION OF SOCIAL AND COMMUNITY FACILITIES THE RETENTION OF EXISTING SOCIAL AND COMMUNITY FACILITIES WILL BE EXPECTED UNLESS: (A) THE EXISTING FACILITY CAN BE SATISFACTORILY RELOCATED WITHIN THE DEVELOPMENT PROPOSAL; OR (B) IT CAN BE DEMONSTRATED THAT THERE IS NO DEMAND OR NEED FOR THE FACILITY OR THAT THE FACILITY IS NOT NEEDED FOR ANY ALTERNATIVE SOCIAL, COMMUNITY OR LEISURE USE; OR (C) THE FACILITY HAS BEEN OR WILL BE REPLACED IN AN APPROPRIATE ALTERNATIVE LOCATION. The demand for social and community facilities does change over time. Many of the community buildings, which were built in the early days of the New Town, are now beginning to age. The Borough Council will therefore support the modernisation, improvement, extension or replacement of existing social and community facilities and will continue to support the provision of such facilities on a neighbourhood basis. The dual use of school buildings, and private social facilities for community use has potential to make an important contribution to social and community facility provision in Stevenage at the local level. Whilst the dual use of facilities should not be considered as a substitute for dedicated community facilities, dual use can help address any deficiencies in provision, improve local access to facilities and allow better use to be made of existing resources. The dual use of existing facilities for use by the local community is therefore encouraged by the Borough Council. Further policy guidance for the dual use of schools is set out in the Leisure Chapter. POLICY SC2 : IMPROVEMENT OF SOCIAL AND COMMUNITY FACILITIES THE IMPROVEMENT, EXTENSION, REDEVELOPMENT OR REPLACEMENT OF EXISTING SOCIAL AND COMMUNITY FACILITIES WILL BE CONSIDERED FAVOURABLY. The standard of social and community provision varies between the neighbourhoods because the facilities were developed at different times. This has resulted in a higher standard of provision in the north of the Town than in the south. In areas where there are fewer social and community facilities, the Borough Council will favourably consider proposals for new facilities in the neighbourhood centres. POLICY SC 3: SOCIAL AND COMMUNITY PROVISION WITHIN NEIGHBOURHOOD CENTRES PROPOSALS FOR ADDITIONAL SOCIAL AND COMMUNITY PROVISION WITHIN THE NEIGHBOURHOOD CENTRES WILL BE CONSIDERED FAVOURABLY UNLESS THEY HAVE A DETRIMENTAL EFFECT ON THE RESIDENTIAL AMENITIES OF THE AREA OR THE LOCAL ENVIRONMENT. (Policy LR6 The ability of those responsible for the provision of social and community facilities will depend on the level and use of resources available to them. It is important to recognise that it may not always be possible to make provision for new facilities at neighbourhood centres because of the land use requirements of the particular facility. The Borough Council has therefore identified other sites where such facilities could be located. POLICY SC4 : SOCIAL, COMMUNITY AND LEISURE PROVISION SITES THE FOLLOWING SITES, AS SHOWN ON THE PROPOSALS MAP, HAVE BEEN ALLOCATED FOR SOCIAL, COMMUNITY AND LEISURE USES. OTHER USES WILL NOT BE PERMITTED EXCEPT IN EXCEPTIONAL CIRCUMSTANCES. 1. BROADHALL CENTRE 2. SCARBOROUGH AVENUE 3. SISHES END It is important to ensure that the standard of social and community provision is maintained in new developments, to provide for their own needs. Such facilities should include a community centre and a doctors surgery. The Borough Council recognises that this level of provision can only be reasonably expected to be provided where the development is sufficiently large to support such facilities. The Borough Council will therefore expect social and community facilities to be provided in developments in excess of 150 dwellings. POLICY SC5 : SOCIAL AND COMMUNITY PROVISION IN NEW DEVELOPMENTS IN NEW DEVELOPMENTS OVER 150 DWELLINGS, THE PROVISION OF SOCIAL AND COMMUNITY FACILITIES COMMENSURATE WITH THE SCALE OF DEVELOPMENT WILL BE REQUIRED. CARE IN THE COMMUNITY Central government, Health Authority and County Council policies aim to provide community based health and welfare facilities and services. The Borough Council supports the commitment to provide care in the community for those with special needs and will give favourable consideration to such initiatives including supported housing schemes, core and cluster arrangements, care and residential homes in existing and new residential areas. Preference will be given to those initiatives in areas with easy access to neighbourhood centres. POLICY SC 6 : CARE IN THE COMMUNITY FAVOURABLE CONSIDERATION WILL BE GIVEN TO CARE IN THE COMMUNITY INITIATIVES FOR THOSE WITH SPECIAL NEEDS IN EXISTING AND NEW RESIDENTIAL AREAS. (Policy H8 EDUCATION PROVISION The County Council is responsible for education provision and for determining the level of provision required. In the case of existing schools, the County Council adjusts existing resources to meet different demands arising from the changing age structure of the population. Population changes may result in a demand for additional provision or a reduction in provision, or a shift from one type of provision to another. In major new residential developments, educational sites need to be reserved for demands which may arise in the future. The County Council has two reserved sites for schools to meet future needs of the Town, these were first allocated in the Stevenage District Plan 1983. It takes time for new areas to settle before the demand for school places stabilises. The County Council considers that both of the existing reserved school sites need to be retained to meet future needs. The reserved school sites also form an integral part of the Town’s open space. Should the use of reserved school sites for educational purposes not be required at a future date their continued use as open space provision must be given prime consideration. Table L1 in the Leisure Chapter identifies neighbourhoods which have a deficiency in formal open space provision. Should the sites not be required to meet educational or open space provision the Borough Council accepts that there may be opportunities for these sites to be used for a range of developments including social, community and leisure purposes or residential development. The Borough Council expects that if either of the sites come forward because they are not needed for educational or open space purposes that the opportunity will be taken to provide a mixed development as these are both large sites in areas where there are few other opportunities for development. In addition the Borough Council will require that any proposals for development should give full consideration to the importance of these sites in relation to the urban structure of the Town. POLICY SC7 : RESERVED SCHOOL SITES THE SITES LISTED BELOW AND SHOWN ON THE PROPOSALS MAP WILL BE RESERVED TO MEET FUTURE NEEDS FOR SCHOOLS. THE DEVELOPMENT OF THESE SITES FOR USES OTHER THAN FOR EDUCATION OR OPEN SPACE WILL NOT BE PERMITTED UNLESS IT IS PROVEN THAT THEY ARE NOT NEEDED IN THE LONG TERM FOR SUCH USES. SHOULD ANY OF THESE SITES BE RELEASED FROM THIS RESTRICTION, DEVELOPMENT PROPOSALS WILL BE EXPECTED TO MAKE PROVISION FOR A MIX OF EITHER SOCIAL OR COMMUNITY OR LEISURE AND RESIDENTIAL USES EXCEPT WHERE DEVELOPMENT OF THE SITE OR PART OF THE SITE WOULD BE CONTRARY TO POLICY TW2. 1. POPLARS HERTFORD ROAD (Policy TW2 In planning education provision, and assessing the impact of development proposals, the County Council, as local education authority, will consider school provision within the neighbourhood or local area for primary education and within the Town for secondary education. It is recognised that major new residential areas require appropriate provision to be made for educational facilities. In such cases the Borough Council will expect land and contributions towards the cost of built facilities for educational purposes to be provided. However, where there are several smaller developments, they may jointly increase the demand and needs for education provision. In these cases, the Borough Council will expect a contribution towards meeting the educational requirements arising from the development. Contributions are unlikely to be sought for developments comprising less than 25 units (net). POLICY SC8 : EDUCATION PROVISION IN NEW DEVELOPMENTS ANY MAJOR NEW RESIDENTIAL DEVELOPMENT WILL BE EXPECTED TO PROVIDE LAND AND CONTRIBUTIONS TOWARDS THE COST OF BUILT FACILITIES FOR EDUCATIONAL PURPOSES. WHERE SMALLER SITES COME FORWARD FOR RESIDENTIAL DEVELOPMENT THEN A CONTRIBUTION TOWARDS ADDITIONAL EDUCATIONAL FACILITIES WILL BE EXPECTED, COMMENSURATE WITH THE SCALE OF THE DEVELOPMENT AND THE NEED FOR ADDITIONAL PROVISION. Schools tend to be a focus of the community in which they are located and can provide a wide range of facilities for community use outside school hours. Many school buildings and facilities are used for community activities, for example Parent Teacher Associations or sports clubs. The exact level of usage of buildings and other facilities varies considerably between schools. However, if schools are closed these resources will be lost to the community. Therefore the Borough Council expects that where closure occurs that the appropriate buildings are retained or replaced for those community uses. The requirement to ensure that provision is retained or replaced will of course be related to the existing level of usage and the needs of the local neighbourhood. It is essential that there are adequate facilities available for community activities to continue. It may be that there is accommodation nearby which can be used as efficiently and effectively, but the Borough Council will want to be sure that the local community is not disadvantaged. In addition it may be that where a number of buildings have been used in the past for community activities that through reorganisation fewer facilities need to be used to provide the same level of activity. Policy L14 in the Leisure Chapter provides guidance on the appropriate uses of redundant school playing fields. POLICY SC9 : REDUNDANT SCHOOL BUILDINGS IN DETERMINING THE FUTURE USE OF ANY REDUNDANT OR SURPLUS SCHOOL BUILDINGS, WHERE THE EXISTING SCHOOL BUILDINGS ARE USED FOR COMMUNITY ACTIVITIES, IT WILL BE EXPECTED THAT EITHER: (A) THOSE BUILDINGS SO USED ARE RETAINED OR REPLACED AS PART OF ANY REDEVELOPMENT SCHEME; OR (B) THE FACILITIES WILL BE REPLACED OR ACCOMMODATED WITHIN EXISTING FACILITIES IN THE NEIGHBOURHOOD. (Policy L14 At the present time schools are often not used to their full potential for community uses other than for educational purposes. This is an under use of valuable resources. Therefore the opportunity to improve community access by encouraging the dual use of facilities will be supported by the Borough Council. The Leisure Chapter provides guidance on proposals for the dual use of school buildings or the joint provision of new facilities for leisure, social and community uses. TRAVELLERS SITE A site for use by travellers was allocated in the Stevenage District Plan 1990 Review at Norton Green, to the west of the A1(M). The site at Norton Green has been developed as a permanent site for travellers and the Borough Council would wish to retain this provision. POLICY SC10 : TRAVELLERS SITE THE LOSS OF THE TRAVELLERS SITE AT NORTON GREEN WILL NOT BE PERMITTED UNLESS ALTERNATIVE PROVISION IN AN ACCEPTABLE LOCATION IS MADE. CEMETERY PROVISION There are two cemeteries in Stevenage, one at Almonds Lane which has reached capacity and the second at Weston Road. Whilst Weston Road still has capacity, additional provision will need to be made for the long term future. The Borough Council will therefore safeguard land adjoining the Weston Road cemetery for future needs. Separate provision for a cemetery will need to made in the strategic housing development at Stevenage West. POLICY SC11 : CEMETERY EXTENSION AT WESTON ROAD LAND IS ALLOCATED FOR ADDITIONAL CEMETERY PROVISION AT WESTON ROADTO MEET FUTURE BURIAL REQUIREMENTS AS SHOWN ON THE PROPOSALS MAP. (Policy SW20 SURGERIES AND CLININCS In recent years there has been a change in the provision of surgeries and clinics from single practitioners to the development of group practices for both doctors and dentists. These group practices require different facilities to those of a lone practitioner and generate more traffic and disturbances to those living in the adjoining area. Therefore group practices are an inappropriate use for a dwelling house in a residential area. The Borough Council will encourage group practices to be located on sites adjacent to or in the neighbourhood centres. In major new residential developments the Borough Council will expect provision to be made for doctors and dental surgeries within the development, in conjunction with other community facilities. POLICY SC12 : SURGERIES FOR DENTISTS AND DOCTORS PROPOSALS FOR GROUP PRACTICES FOR DENTISTS AND DOCTORS WILL BE FAVOURABLY CONSIDERED IN THE NEIGHBOURHOOD CENTRES. PROPOSALS FOR THE ESTABLISHMENT OF DOCTORS AND DENTAL SURGERIES IN RESIDENTIAL PROPERTIES WILL BE RESISTED. POLICY SC13 : PROVISION IN MAJOR NEW DEVELOPMENTS IN MAJOR NEW RESIDENTIAL DEVELOPMENTS, WHERE NEW NEIGHBOURHOOD CENTRES ARE PROPOSED, THE PROVISION OF PURPOSE BUILT ACCOMMODATION FOR DOCTORS AND DENTAL SURGERIES WILL BE EXPECTED. NURSING AND RESIDENTIAL HOMES With the increase in life expectancy, there is a growing number of people who need constant care and attention. To cater for these needs, there are nursing homes which provide residents with a considerable level of medical care and residential homes which provide for the general welfare and care of the elderly. Such homes are sometimes provided through the conversion of large residential properties rather than in purpose built accommodation. The Borough Council accepts that it is essential to ensure that such accommodation is provided. However, it is also necessary to ensure that such provision does not have a detrimental effect on adjoining properties or on the surrounding area. Therefore the provision of car parking and access must meet the standards set out in the Environmental Safeguards. In addition, the Borough Council considers that such homes need to be well located in relation to local shopping facilities and other social and community facilities. POLICY SC 14: NURSING HOMES AND RESIDENTIAL HOMES THE CONVERSION OF LARGE RESIDENTIAL PROPERTIES TO, OR THE DEVELOPMENT OF, NURSING AND RESIDENTIAL HOMES WILL BE CONSIDERED ON THEIR MERITS AND ON THE FOLLOWING CRITERIA: (A) LOCATION; AND (B) TRAFFIC GENERATION AND ACCESS; AND (C) RELATIONSHIP TO SURROUNDING PROPERTIES; AND (D) ABILITY TO MEET STANDARDS SET OUT IN THE ENVIRONMENTAL SAFEGUARDS; AND (E) RELATIONSHIP TO LOCAL SOCIAL, COMMUNITY AND SHOPPING PROVISION. HOSPITALS The Lister Hospital was built to provide hospital services for the people of Stevenage and also for a wider area. As the services provided by the hospital have increased so the hospital has expanded to accommodate the services. Due to the limited size of the hospital site there is a danger that further expansion of the hospital will result in the demand for car parking on the site increasing. The Borough Council supports the provision of additional hospital facilities but is concerned about the implications this may have in terms of traffic generation. Currently the hospital is served by a number of bus services, but services from some parts of the Town are better than from others. The Borough Council will encourage a change in travel patterns to and from the hospital, both from patients, visitors and employees. In the event of major development taking place, the Borough Council will expect a commuted sum for the provision of enhanced passenger transport services to and from the hospital and the submission of a green commuter plan. Further guidance is set out in the Transport Chapter. POLICY SC15 : DEVELOPMENT AT THE LISTER HOSPITAL AS PART OF ANY FURTHER DEVELOPMENT ON THE LISTER HOSPITAL SITE, THE HOSPITAL ADMINISTRATION WILL BE EXPECTED TO DEMONSTRATE THAT A GREEN COMMUTER PLAN IS BEING PROGRESSED AND IN APPROPRIATE CIRCUMSTANCES WILL SEEK COMMUTED SUMS FOR THE ENHANCEMENT OF TRAVEL MODES OTHER THAN PRIVATE MOTORISED TRANSPORT. (Policies T4 and T8 An opportunity to provide additional health care facilities was identified in the Stevenage District Plan (Adopted 1994). Therefore a site was allocated to the north of the hospital to provide additional health facilities for Stevenage. Part of the site has been developed as a nursing home whilst part remains undeveloped. The Borough Council remains concerned that provision should be made for any additional health care facilities and therefore has allocated the remainder of the site for such uses. POLICY SC16 : HEALTH CARE FACILITY SITE A SITE AT COREYS MILL, NORTH OF THE LISTER HOSPITAL, IS SHOWN ON THE PROPOSALS MAP FOR THE PROVISION OF HEALTH CARE FACILITIES. OLD TOWN INTRODUCTION The Old Town is the original settlement of Stevenage, around which the New Town was built. The historic development of the Old Town was centred on the High Street, which was one of the coaching stops on the Great North Road. The street pattern, range of building styles and ages and the large number of listed buildings which are in the area result from the historical development of the Town. The importance of the historic core of the High Street has been recognised through its designation as a Conservation Area. In the nineteenth century, residential development spread away from the High Street, mainly to the east. As a result the Old Town has two distinct areas, the retail and commercial area centred around the High Street and the residential area beyond. There are two principal issues which this Plan must address. The first is to ensure that the High Street remains a thriving commercial centre, providing local shopping facilities and employment opportunities both for the immediate residential area and for the Town beyond. The second issue relates to the quality of the environment of the High Street and the need to preserve and enhance it. DEFINITION OF POLICY AREAS Whilst forming part of the High Street, its northern and southern ends are different in character. The northern end forms an area of transition between the commercial activity in the High Street and the adjoining residential area. The attractive residential properties grouped around the Bowling Green form a focal point of the Conservation Area. However, the environment is seriously affected by the gyratory road system. The southern end of the High Street is the area of transition between the Old Town and the New Town Centre and is in mixed residential and commercial uses. The buildings are still considered to be important in contributing to the character of the area. In the light of differences in the character of the areas in the Old Town, as described above, it is appropriate to deal with these differences by defining areas of similar characteristics to which particular policies will apply. The first area is the commercial and retail area centred around the High Street. POLICY OT1 : OLD TOWN HIGH STREET AREA AN AREA CENTRED ON THE HIGH STREET, AS SHOWN ON THE OLD TOWN INSET MAP, IS DESIGNATED AS THE OLD TOWN HIGH STREET AREA. The northern and southern ends of the High Street, although part of the High Street, have different characteristics to the main retail and commercial centre and therefore require separate, additional policies to those set out for the High Street area. Because of this close relationship between these areas, the northern and southern ends of the High Street are designated in this Plan as "Old Town High Street North" and "Old Town High Street South". These areas still relate to the High Street and are part of the Conservation Area, therefore policies relating to the High Street will still apply. POLICY OT2 : OLD TOWN HIGH STREET (NORTH AND SOUTH) THE AREAS TO THE NORTH AND SOUTH OF THE OLD TOWN HIGH STREET AREA (DESIGNATED IN POLICY OT1) AS SHOWN ON THE OLD TOWN INSET MAP ARE DESIGNATED AS THE OLD TOWN HIGH STREET NORTH AND OLD TOWN HIGH STREET SOUTH. OLD TOWN HIGH STREET – INCLUDING OLD TOWN HIGH STREET NORTH AND OLD TOWN HIGH STREET SOUTH The Old Town High Street is the historic retail and commercial area which developed as a coaching stop on the Great North Road. The area has been identified as having particular architectural and historic qualities and has been designated as a Conservation Area. The Borough Council therefore considers it important to ensure its conservation and enhancement. Most of the buildings in the High Street are domestic in scale, with little scope for any major redevelopment, since this would detract from the architectural and historic character of the buildings in the area. It is an integral part of the conservation area legislation that proposals should enhance the environment and that existing buildings should be protected where they contribute to the street scene. POLICY OT3 : REDEVELOPMENT PROPOSALS IN THE HIGH STREET PROPOSALS FOR THE REDEVELOPMENT, INFILLING OR DEMOLITION OF PROPERTIES IN THE OLD TOWN HIGH STREET WILL BE REQUIRED TO CONTRIBUTE TO THE CONSERVATION AND ENHANCEMENT OF THE CHARACTER OF THE HIGH STREET AND THE CONSERVATION AREA. PROPOSALS FOR COMPREHENSIVE REDEVELOPMENT SCHEMES WILL BE REFUSED. The character of the Old Town is derived from the scale and quality of the buildings which front the High Street. These buildings are particularly attractive and are of varying ages and styles. Much of the character results from the domestic scale of the buildings and the use of local materials. New developments must be in harmony with the surrounding buildings, in order for the character of the High Street to be retained. POLICY OT4 : NEW DEVELOPMENTS IN THE HIGH STREET NEW DEVELOPMENTS WILL BE REQUIRED TO BE IN HARMONY WITH THE SURROUNDING AREA IN TERMS OF SCALE AND MATERIALS AND BE SUBJECT TO THE FOLLOWING CRITERIA: (A) BUILDINGS SHOULD NORMALLY BE NO MORE THAN TWO STOREYS IN HEIGHT; AND (B) THE BUILDINGS SHOULD BE IN KEEPING WITH THE PREDOMINANT SIZE AND SCALE OF THE EXISTING BUILDINGS IN THE SURROUNDING AREA; AND (C) ACCESS TO THE HIGH STREET PROPERTIES MUST BE MAINTAINED FOR SERVICING; AND (D) THE PROPOSED BUILDINGS SHOULD BE DESIGNED SO THAT THEIR APPEARANCE IS IN HARMONY AND CHARACTER WITH THE EXISTING BUILDINGS IN THE CONSERVATION AREA AND USE TRADITIONAL MATERIALS. The Old Town High Street has an important role in providing both specialist and local shopping. There is a core of retail uses in the High Street around Middle Row which should be retained. This is necessary to ensure that the High Street continues to provide a range of local convenience shopping for the surrounding residential areas as well as providing for specialist shopping and services not catered for in the Town Centre. For this reason the Borough Council has identified a main shopping frontage in the Old Town High Street Area. POLICY OT5 : MAIN SHOPPING FRONTAGE THE FOLLOWING PROPERTIES ARE DESIGNATED AS THE MAIN SHOPPING FRONTAGE WITHIN WHICH NO FURTHER LOSS OF SHOPS WILL BE PERMITTED AT GROUND LEVEL: 70 – 92a HIGH STREET 35 – 71 HIGH STREET MIDDLE ROW. POLICY OT6 : OTHER SHOPPING FRONTAGES FOR GROUND FLOOR FRONTAGES IN THE HIGH STREET TO WHICH POLICY OT5 DOES NOT APPLY, PROPOSALS FOR SHOPS (CLASS A1) AND FINANCIAL AND PROFESSIONAL SERVICES (CLASS A2) WILL BE CONSIDERED FAVOURABLY. PROPOSALS FOR FOOD AND DRINK USES (CLASS A3) WILL BE PERMITTED WHERE THEY DO NOT ADVERSELY AFFECT THE AMENITIES ENJOYED BY ADJOINING RESIDENTS. Most of the buildings in the High Street are in retail or commercial use. However, some of the upper floors are used for residential purposes. The Borough Council will encourage the use of upper floors for residential purposes as this could increase the amount of activity in the area and therefore increase the vitality and viability of the High Street. POLICY OT7 : CONVERSION OF UPPER FLOORS FOR RESIDENTIAL USES WITHIN THE OLD TOWN HIGH STREET, THE CONVERSION OF UPPER FLOORS FOR RESIDENTIAL USES WILL BE CONSIDERED FAVOURABLY. The Borough Council recognises that the use of interesting shop fronts and advertisements enables businesses to attract customers. However, the appearance of a building can be adversely affected by unsympathetic shop front designs and advertisement displays. Conversely, enhancing the appearance of the street scene and making the best use of the existing historic features, creates an attractive environment and improves the vitality of the area. The Borough Council will therefore only accept proposals for shop fronts and advertisements that respect the existing features, the general appearance of the buildings and any architectural details on the buildings. POLICY OT8 : SHOP FRONTS PROPOSALS FOR SHOP FRONTS WILL BE REQUIRED TO MEET THE FOLLOWING CRITERIA: (A) TO BE IN KEEPING WITH THE STYLE AND APPEARANCE OF THE EXISTING BUILDING; AND (B) TO RESPECT ANY ARCHITECTURAL DETAILS; AND (C) TO BE IN TRADITIONAL MATERIALS. IN ADDITION THE RETENTION AND REPAIR OF EXISTING SHOP FRONTS OF MERIT WILL BE ENCOURAGED. POLICY OT9 : ADVERTISEMENTS ANY APPLICATION FOR AN ADVERTISEMENT WILL BE CONSIDERED IN THE LIGHT OF THE FOLLOWING CRITERIA: (A) NO ADVERTISEMENT WILL BE PERMITTED ABOVE GROUND FLOOR FASCIA LEVEL OTHER THAN UNDER (C) BELOW; AND (B) NO PROJECTING ILLUMINATED BOX SIGNS WILL BE PERMITTED; AND (C) ANY PROJECTING SIGNS SHOULD BE IN TRADITIONAL HANGING BOARD STYLE, SUCH SIGNS MAY BE APPROPRIATE ABOVE GROUND FLOOR LEVEL; AND (D) NO BOX PERSPEX FASCIA SIGNS WILL BE PERMITTED; AND (E) SIGNS MADE OUT OF PLASTIC OR SIMILAR MATERIALS WILL BE DISCOURAGED; AND (F) ILLUMINATION WILL NOT BE PERMITTED, EXCEPT INDIVIDUAL LETTERS BACK LIT OR A SIGN ILLUMINATED BY A SPOTLIGHT; AND (G) THE SIZE OF THE LETTERING MUST BE IN SCALE AND HARMONY WITH THE FAÇADE OF THE BUILDING. THESE CRITERIA WILL BE APPLIED TO EXISTING ADVERTISEMENTS WHEN THE PERMISSION EXPIRES OR ON APPLICATION FOR THE RENEWAL OF THEIR PERMISSION. The High Street and Middle Row form the main shopping area of the Old Town. The majority of the shop premises front onto these streets. The street system in this area reflects the historic origins of the High Street with the main shopping frontages facing onto a wide street which was once the market place and coach route of the Great North Road. The rear of these properties generally face onto narrow residential roads. Any new developments to the rear of these premises would have an adverse environmental effect on these roads due to the additional pedestrian and vehicular movements. Therefore, in order to preserve and enhance the streets’ character and appearance and maintain the economic vitality of the shopping area, retail development proposals which do not have their frontages facing onto these streets will not be permitted. POLICY OT10 : RETAIL DEVELOPMENT FRONTAGES PROPOSALS INVOLVING RETAIL DEVELOPMENTS WITHIN THE OLD TOWN HIGH STREET WILL BE REQUIRED TO HAVE THEIR MAIN SHOPPING FRONTAGE ON THE HIGH STREET OR MIDDLE ROW. In order keep the main shopping area free from servicing problems and improve its environment for shoppers, the Borough Council will encourage the servicing of the shops to take place from Primett Road and Church Lane rather than from the High Street, Middle Row and Baker Street. POLICY OT11 : SERVICE ACCESSES ONTO PRIMETT ROAD AND CHURCH LANE PROPOSALS THAT RESULT IN THE LOSS OF EXISTING SERVICE ACCESSES ONTO PRIMETT ROAD AND CHURCH LANE FOR PREMISES FRONTING THE HIGH STREET AND MIDDLE ROW WILL NOT BE PERMITTED. PROPOSALS WHICH CREATE NEW SERVICE ACCESSES ONTO PRIMETT ROAD AND CHURCH LANE FOR SUCH PREMISES WILL BE CONSIDERED FAVOURABLY. Buildings on the west side of the High Street backing onto Primett Road tend to have large rear service yards. This means that the rear aspects of these buildings generally do not enhance the appearance of the area and a considerable amount of land is underused. Additional development in these areas will contribute to the employment structure of the Town and bring more activity into the High Street area to enhance its vitality. The Borough Council will therefore encourage the development of office, leisure, social or community facilities, providing certain criteria are met. Due to the suitability of Primett Road as an office location, a site at the northern end is allocated for office development. Whilst this site already has planning permission for office development it is important that the site is safeguarded for this use over the period of this Plan due to the limited opportunities that exist in the Old Town for new office developments. Industrial uses are not considered to be acceptable in this location as the area is sensitive, because of its location in the Old Town Conservation Area. In addition, potential traffic problems could arise from access difficulties of lorries servicing these premises which would be detrimental to the environment of the area. POLICY OT12 : DEVELOPMENT PROPOSALS ON PRIMETT ROAD OFFICE, LEISURE, SOCIAL OR COMMUNITY DEVELOPMENTS FRONTING THE EAST SIDE OF PRIMETT ROAD, WILL BE CONSIDERED FAVOURABLY SUBJECT TO THE CRITERIA IN POLICY OT6. A SITE FOR OFFICE DEVELOPMENT IS ALLOCATED ON PRIMETT ROAD AS SHOWN ON THE OLD TOWN INSET MAP. (Policy OT6 POLICY OT13 : INDUSTRIAL PREMISES ON PRIMETT ROAD PROPOSALS FOR THE ESTABLISHMENT OF NEW INDUSTRIAL PREMISES OR THE EXTENSION OF EXISTING INDUSTRIAL PREMISES ON THE EAST SIDE OF PRIMETT ROAD WILL BE RESISTED. There is only limited car parking provision within and adjacent to the Old Town High Street. This is provided by the Borough Council and is sufficient to meet the requirements of existing users. The Borough Council is concerned that accessibility to the High Street and its environmental quality is maintained, whilst respecting the shift in Government policy as outlined in the Transport chapter. Where major new development is proposed transport implications will need to be assessed against the policies in the Transport Chapter. Car parking provision will be assessed against Policy T8. The west side of Primett Road provides essential car parking for the Old Town area. It is important that this provision is retained or facilities enhanced to enable access to the Old Town to be maintained. POLICY OT14 : PRIMETT ROAD CAR PARKS IN THE EVENT OF DEVELOPMENT PROPOSALS BEING CONSIDERED ON THE PRIMETT ROAD CAR PARKS, IT MUST BE DEMONSTRATED THAT THE EXISTING CAR PARKING SPACES WILL BE REPLACED WITHIN THE DEVELOPMENT FOR PUBLIC CAR PARKING AS WELL THAT REQUIRED BY THE DEVELOPMENT. A LOWER PROVISION OF CAR PARKING MAY BE ACCEPTABLE WHERE IT CAN BE DEMONSTRATED THAT ACCESS BY ALTERNATIVE FORMS OF TRANSPORT CAN BE PROVIDED. WHERE THIS IS PROPOSED, COMMUTED SUMS WILL BE REQUIRED IN LINE WITH POLICY T9. (Policy T9 OLD TOWN HIGH STREET – NORTH The area to the north of the Old Town High Street around the Bowling Green forms a focal point within the Old Town Conservation Area. It is separated from the High Street by the gyratory road system. The County Council have changed the road classification by directing traffic through the industrial area, away from this junction. However, further improvements to the environment of this area are needed by removing the through traffic. Although details of any traffic management and environmental improvement scheme for the Bowling Green area are not yet known, in principle any scheme will ensure vehicular access to properties around the Bowling Green. POLICY OT15 : BOWLING GREEN TRAFFIC IMPROVEMENTS THE BOROUGH COUNCIL WILL PRESS THE COUNTY COUNCIL TO IMPLEMENT SCHEMES TO IMPROVE THE ENVIRONMENT OF THE BOWLING GREEN BY REMOVING THROUGH TRAFFIC FROM THE HIGH STREET BETWEEN NORTH ROAD AND JAMES WAY. The High Street has always had a significant element of residential uses within it, particularly at the northern end. In order to retain the residential use and thus the quality of this area and to prevent the spread of commercial development, this northern part of the High Street will be protected from commercial uses and retained for residential purposes. In addition the two and three storey buildings around the Bowling Green are domestic in scale forming an attractive grouping. The retention of the residential use is important in order to maintain the character of the Bowling Green area. The Borough Council recognises that there are existing social and community activities within this area and whilst these uses are required for the community they should be retained. POLICY OT16 : LOSS OF RESIDENTIAL USES THE LOSS OF RESIDENTIAL USE IN THE OLD TOWN HIGH STREET – NORTH WILL NOT BE PERMITTED. PROPOSALS FOR THE CONVERSION OF PROPERTIES INTO RESIDENTIAL USE WILL BE CONSIDERED FAVOURABLY. OLD TOWN HIGH STREET - SOUTH At the southern end of the Old Town High Street there is an area containing a number of older buildings in a mixture of commercial and residential uses. This area includes properties on Sish Lane, the south end of the High Street and Ditchmore Lane. It is considered that these buildings are worthy of retention and are an integral part of the character of the Old Town High Street and the Conservation Area. However, because of the area’s proximity to the Town Centre and its associated office development, it is no longer an attractive area for residential uses. Alternative uses for these buildings will therefore be considered. POLICY OT17 : REDEVELOPMENT PROPOSALS – HIGH STREET SOUTH THE REDEVELOPMENT OF EXISTING BUILDINGS IN THE OLD TOWN HIGH STREET – SOUTH WHICH ARE CONSIDERED SUITABLE FOR CONVERSION AND ADAPTATION FOR THE USES GIVEN IN POLICY OT18 WILL NOT BE PERMITTED. (Policy OT18 POLICY OT18 : ACCEPTABLE USES – HIGH STREET SOUTH PROPOSALS FOR OFFICE, HOTEL OR GUEST HOUSE USE IN THE OLD TOWN HIGH STREET – SOUTH WILL BE CONSIDERED FAVOURABLY, PROVIDING THAT ADEQUATE ON SITE CAR PARKING IS PROVIDED. NEIGHBOURHOOD CENTRES INTRODUCTION The provision of neighbourhood centres in Stevenage has its origins in the 1949 Master Plan and is based on the concept of neighbourhood units. Most neighbourhoods have been developed with a main neighbourhood centre and two or more sub centres. They were developed to meet the day to day needs of local residents, within walking distance of their homes. Thus as the Town has been developed, a comprehensive network of neighbourhood centres has been established. Government guidance is focused on the need for people to be able to meet their everyday needs within their local area, reducing the need to travel and enabling people to walk and cycle to satisfy their needs. In Stevenage the existing neighbourhood centres enable people to meet a number of their daily needs to varying degrees within walking distance. The neighbourhood centres also generally provide access to passenger transport, giving people wider access to the Town without having to get into their cars. As well as providing retail opportunities, many other facilities are provided in and around neighbourhood centres, such as schools, churches, doctors’ surgeries, community centres and open space. Also some neighbourhood centres provide employment opportunities for small industrial, office and service uses. It is important that a mix of uses is promoted in neighbourhood centres in order to maintain and enhance their use and enable people to live more sustainably. In order to ensure that substantial new developments continue to meet the needs of their residents and are therefore more sustainable, they will be expected to provide neighbourhood centre type facilities commensurate with their scale. The problems now facing neighbourhood centres derive from the fact that the centres were designed to meet shopping needs at the time the Town was developing. Shopping patterns have changed significantly over the last 30 years with the growth in car ownership and consumer durables such as freezers and fridges. These trends have been accompanied by changes in the way retailers provide their goods and by the growth of supermarkets and superstores. These changing shopping patterns have affected the commercial viability of the neighbourhood centres. The development of large supermarkets in the Town Centre and at out of town locations has had a detrimental effect on convenience food shopping at the neighbourhood centres and in particular on the small local baker, butcher and greengrocer. Fewer people overall are using the neighbourhood centres for their main food shopping. However, the centres are still used by those residents who have difficulty getting into the Town Centre, or to the new larger facilities. In addition to providing for day to day shopping needs, the neighbourhood centres also provide specialised retail and service activities. Due to the planned nature of the Town Centre, there are few secondary retail frontages where such specialist facilities would normally locate. The range of specialist shops in the neighbourhood centres depends on the size and strength of the individual centre. It is also recognised that they can be providers of local services, such as financial and professional services (Class A2), food and drink (Class A3), and individual services such as launderettes and dry cleaners. There are difficulties arising from competition within the neighbourhood centres. If centres are to survive and provide a range of day to day convenience and general retail facilities, there is a need to ensure that duplication is avoided. In addition to this, policies need to be flexible enough to allow uses within neighbourhood centres to evolve to maintain their vitality and viability. The Borough Council recognises that because of different sizes and locations of the neighbourhood centres, not all centres perform the same role. The neighbourhood centres have therefore, been divided into either large centres, which a have a number of units, with a wide range of provision or serve a wider area, or small centres, which have fewer units with a restricted range of goods and services. When the neighbourhood centre is developed at North East Stevenage, this will be considered a large neighbourhood centre. At Stevenage West it is anticipated that a number of neighbourhood centres will be developed, at least one of which will be considered a large neighbourhood centre. Most of the neighbourhood centres were developed and managed by the Stevenage Development Corporation and were subsequently passed to the Borough Council as a community asset. The Borough Council is responsible for the management of the majority of these centres and its policy is to provide a "balanced management" approach. NEIGHBOURHOOD FACILITIES In implementing the current policy of "balanced management" of the neighbourhood centres, the primary purpose of these centres is to provide local convenience shopping facilities. This approach seeks to retain certain essential convenience shopping facilities in the centres, whilst also providing general shopping and other facilities needed in the local area. LARGE NEIGHBOURHOOD CENTRES There are ten large neighbourhood centres: Bedwell Crescent, Marymead, Oaks Cross, The Hyde, The Glebe, The Oval, Poplars, Canterbury Way, Filey Close and Chells Manor. These centres are expected to cater for a full range of shopping and local service needs, to provide employment opportunities and social and community facilities. The Old Town is a large neighbourhood centre, but due to its special character it is dealt with separately in this Plan. For large neighbourhood centres to fulfil their essential shopping role, shopping uses (Class A1) should predominate. However, other uses may be considered suitable where they provide a local service and do not have a detrimental effect on the principal shopping function or surrounding environment or residential areas. POLICY NC1 : LARGE NEIGHBOURHOOD CENTRES. IN THE NEIGHBOURHOOD CENTRES LISTED BELOW, SHOPPNG USES (CLASS A1) WILL PREDOMINATE. FAVOURABLE CONSIDERATION WILL BE GIVEN TO LIMITED DEVELOPMENT OF FINANCIAL AND PROFESSIONAL (CLASS A2), FOOD AND DRINK (CLASS A3), RESIDENTIAL, SOCIAL AND COMMUNITY, LEISURE OR BUSINESS USES WHERE THEY: (A) PROVIDE A PARTICULAR LOCAL SERVICE; AND (B) ARE NOT DETRIMENTAL TO THE PRINCIPAL SHOPPING FUNCTION; AND (C) DO NOT HAVE A DETRIMENTAL EFFECT ON THE SURROUNDING ENVIRONMENT OR RESIDENTIAL AREAS. CONDITIONS MAY BE ATTACHED TO ANY PERMISSION GRANTED FOR NON-RETAIL USE TO ENABLE CONSIDERATION TO BE GIVEN TO THE APPROPRIATENESS OF ANY FUTURE USE OF THE PREMISES. LARGE NEIGHBOURHOOD CENTRES 1. BEDWELL CRESCENT 2. THE GLEBE 3. THE HYDE 4. MARYMEAD 5. OAKS CROSS 6. THE OVAL 7. POPLARS 8. CANTERBURY WAY 9. FILEY CLOSE 10. CHELLS MANOR ( Policy SC12 SMALL NEIGHBOURHOOD CENTRES The small neighbourhood centres in the Town have been significantly affected by changing shopping trends and competition from larger centres providing a wider range of local shops, services and facilities. The small centres have a more limited role and are therefore under greater threat from other uses. The Borough Council recognises the importance of retail uses in neighbourhood centres and in promoting a reduction in the need to travel; however, commercial viability is also necessary. It is desirable that such centres still provide an element of convenience shopping to meet basic needs, but where it can be demonstrated that such uses are no longer viable other uses will be considered. POLICY NC2 : SMALL NEIGHBOURHOOD CENTRES. IN THE FOLLOWING SMALL NEIGHBOURHOOD CENTRES THE PROVISION OF CONVENIENCE SHOPPING WILL BE ENCOURAGED. HOWEVER, WHERE IT CAN BE DEMONSTRATED THAT SUCH USES ARE NO LONGER VIABLE OTHER USES WILL BE CONSIDERED WHERE THEY: (A) PROVIDE A PARTICULAR LOCAL SERVICE; AND (B) ARE NOT DETRIMENTAL TO THE PRINCIPAL SHOPPING FUNCTION; AND (C) DO NOT HAVE A DETRIMENTAL EFFECT ON THE SURROUNDING ENVIRONMENT OR RESIDENTIAL AREAS. CONDITIONS WILL BE ATTACHED TO ANY PERMISSION GRANTED FOR NON-RETAIL USES TO ENABLE CONSIDERATION TO BE GIVEN TO THE APPROPRIATENESS OF ANY FUTURE USE OF THE PREMISES. SMALL NEIGHBOURHOOD CENTRES: 1. ARCHER ROAD 2. AUSTEN PATHS 3. BURWELL ROAD 4. FAIRVIEW ROAD 5. HYDEAN WAY 6. KENILWORTH CLOSE 7. LONSDALE ROAD 8. MOBBSBURY WAY 9. POPPLE WAY 10. ROCKINGHAM WAY 11. ROEBUCK 12. WHITESMEAD ROAD BUSINESS USES WITHIN NEIGHBOURHOOD CENTRES. It was part of the original concept of neighbourhood centres that employment opportunities should be provided for local residents. Some of the neighbourhood centres now provide a range of small units to help local small businesses to prosper. However, due to their proximity to residential properties, it is necessary to ensure that the uses of these premises are acceptable in terms of their effect on the environment and on the adjacent residential area. It is therefore considered that only business uses (Class B1) are acceptable and not general industrial uses. In addition, because neighbourhood centres are to provide local employment opportunities the use of such units for storage will not be supported. POLICY NC3 : BUSINESS UNITS AT NEIGHBOURHOOD CENTRES. ANY LAND OR BUILDINGS WITHIN THE NEIGHBOURHOOD CENTRES WILL BE FAVOURABLY CONSIDERED FOR BUSINESS USES (CLASS B1) WHERE THEY: (A) PROVIDE A PARTICULAR LOCAL SERVICE; AND (B) DO NOT HAVE A DETRIMENTAL EFFECT ON THE SURROUNDING ENVIRONMENT OR RESIDENTIAL AREAS. RESIDENTIAL USES. In most neighbourhood centres, there is residential accommodation above the retail units. These flats and maisonettes provide a useful type of residential accommodation, which is in short supply in the Town and therefore, an important contribution to the housing stock. Although living over shops can cause some environmental concerns, the loss of such units is unacceptable. This type of accommodation is more suitable for households without children as they usually lack a garden. The Borough Council will consider favourably the subdivision of larger properties above shops into a number of smaller ones. In a number of the smaller neighbourhood centres retail units have been converted to residential units. This has occurred where there has been a long-term vacancy problem and no other commercial use could be reasonably achieved. In general the Borough Council supports such conversions in small neighbourhood centres. POLICY NC4 : LOSS OF RESIDENTIAL ACCOMMODATION THE LOSS OF RESIDENTIAL ACCOMMODATION ABOVE GROUND FLOOR LEVEL IN NEIGHBOURHOOD CENTRES WILL NOT BE PERMITTED. POLICY NC5 : CONVERSION OF SHOP UNITS TO RESIDENTIAL ACCOMMODATION FAVOURABLE CONSIDERATION WILL BE GIVEN TO PROPOSALS TO INCREASE THE NUMBER OF RESIDENTIAL UNITS ABOVE SHOPS AND TO CONVERT EXISTING SHOP UNITS INTO RESIDENTIAL UNITS WHERE IT CAN BE DEMONSTRATED THAT RETAIL USES ARE NO LONGER VIABLE. REDEVELOPMENT The changing trends in retailing may result in increasing problems for the neighbourhood centres. However, their continued vitality and viability is essential to provide local services to promote the Government’s objective of reducing the need to travel. It may be that redevelopment would present the best way to make more efficient use of the land. This will only be acceptable, to the Borough Council, if the provision of local shopping, other services and facilities are retained. This may also include residential and business uses. Redevelopment should be of a scale in line with providing a local facility rather than a town-wide one. POLICY NC6 : REDEVELOPMENT OF THE NEIGHBOURHOOD CENTRES ANY PROPOSAL FOR THE REDEVLOPMENT OF A NEIGHBOURHOOD CENTRE SHOULD INCLUDE PROVISION FOR THE RETENTION OF LOCAL SHOPPING AND OTHER SERVICES AND FACILITIES COMMENSURATE WITH THE SCALE OF A NEIGHBOURHOOD CENTRE. STEVENAGE WEST INTRODUCTION The Structure Plan Review Approved 1998 (the Structure Plan) proposes development West of the A1(M) at Stevenage. This location was selected and defended by the County Council at the Examination in Public as being one of the best in Hertfordshire to meet the principles and criteria for sustainable development. The site is accommodated within a broad location north of Langley and Newton Wood, east of the B656 and south of St Ippolyts, with the urban boundary defined so as to preclude coalescence with nearby settlements (Structure Plan Policy 5). The Structure Plan proposal relates to the administrative areas of Stevenage and North Hertfordshire so the planning of the development is being brought forward through the review of both the Stevenage and North Hertfordshire Local Plans. The development is unique in several ways, it is the first location for strategic housing development in Hertfordshire selected on current concepts of sustainability and it will be the first development to be designed on these sustainable principles. It is located in two local authority areas and will need two local plans’ policies relating to the development to be co-ordinated to reduce potential conflict of policies. Not all the policies and proposals relating to this development will be in the Stevenage District Plan. Those relating only to land within the North Hertfordshire administrative area will be in the North Hertfordshire Local Plan as legally neither Local Plan can include policies which refer to an other area. Since the Structure Plan has been adopted, the Borough Council wishes to ensure that the development is well planned and sustainable, and to limit the environmental impact upon the area. There has been joint working with the County Council, North Hertfordshire District Council, developers and the public to set out visionary aims and objectives. This Plan defines aims and objectives for the development, identifies essential requirements for it, and indicates what aspects will need to be addressed by planning applications, planning conditions, and possible planning obligations in section 106 agreements. For this development many of the aims, objectives and policies in the rest of this Plan are relevant. This Chapter deals with the specific issues related to this large development. This development offers the opportunity to create an urban environment of a much higher quality than has been generally achieved in the recent past. The Borough Council considers that it is essential to provide a proper planning framework, through this Plan. This will guide not only the general aims for the development but also the detailed planning and design needed at later stages in the process. The framework must include a Master Plan, as required by the Structure Plan. As part of this, a number of strategies will be needed to develop objectives for planning and future management prior to considering individual proposals. Strategies will need to cover landscape, nature conservation, archaeology, design guidance, infrastructure, transport and the provision of facilities. The Master Plan will be required as part of an initial outline planning application. The scale of development means that an Environmental Impact Assessment (EIA) will need to be submitted with the planning application. From time to time, it is expected that the Master Plan will be reviewed. This will be as a result of experience during the first construction phases and from a growing understanding and acceptance of new ways of achieving sustainable development. CONTEXT The Structure Plan proposes for the development: (a) a roll back of the Green Belt to take account of the long term possibility of a total development of 10,000 dwellings; and (b) the development of 3,600 dwellings by 2011,( indicating 2,600 dwellings in North Hertfordshire and 1,000 dwellings in Stevenage, but this may alter as a result of agreed master planning work); and (c) a Master Plan for an initial phase of 5,000 dwellings, some of which is to be completed after 2011, and in the longer term, a possible second phase of a further phase of 5,000 dwellings. The Structure Plan proposal relates to the administrative areas of Stevenage and North Hertfordshire. However, each Council can legally only adopt a Local Plan relating to its own area. As a result of joint working, common policy aims have been developed for both Local Plans. OBJECTIVES Arising from public participation and joint working, the Councils have identified specific objectives for the development. These are to: (a) create an innovative and easy-to-use transport network, primarily for passenger transport, cycling and walking; (b) plan land use patterns which; minimise the need to travel within, and to key destinations beyond, the site, achieve lower than usual traffic generation, and provide safe and attractive-to-use places for all; (c) provide housing for a wide range of residents (e.g. sizes, tenures, affordability, internal and external design, and access to services and facilities), forming a new community and be attractive, create a sense of place, and minimise long term energy and resource consumption; (d) encourage businesses to enable people to live locally, including home-working and services, and broaden job opportunities; (e) provide easily accessible services and facilities for the future community for social, health, leisure and other personal needs; (f) protect, enhance and integrate natural landscape, historic and wildlife features into the new development for the community’s long term enjoyment; and (g) balance new development with existing and proposed natural features (including woodlands and open spaces) and result in attractive environments within the area and when seen from outside it. THE DEVELOPMENT AREA Many of the general policies of the rest of this Plan apply to the development. Specifically, the extent of the Green Belt roll back is referred to in the Town Wide Chapter and is shown on the Proposals Map. Policy H2 allocates 1,000 dwellings within the development area up to 2011. The development area shown on the Proposals Map is part of the Structure Plan allocation for 3,600 dwellings up to 2011 on land in Stevenage and North Hertfordshire and the Master Plan area for 5,000 dwellings and associated facilities. The boundaries of the development area relating to the 3,600 dwellings, the Master Plan area and the Green Belt are shown on the North Hertfordshire Local Plan Proposals Map. POLICY SW1 : DEVELOPMENT AREA THE DEVELOPMENT AREA WITHIN STEVENAGE IS SHOWN ON THE PROPOSALS MAP AS AN ALLOCATION FOR ABOUT 1,000 DWELLINGS AND ASSOCIATED DEVELOPMENT IN ACCORDANCE WITH THE POLICIES OF THE DEVELOPMENT PLAN. THIS AREA IS PART OF A DEVELOPMENT FOR 3,600 DWELLINGS AND A MASTER PLAN AREA FOR 5,000 DWELLINGS AND IN THE LONGER TERM, PART OF A POSSIBLE SECOND PHASE FOR A FURTHER 5,000 DWELLINGS IN NORTH HERTFORDSHIRE DISTRICT. (Policy H2 MASTER PLAN The way development proceeds depends upon the area’s environmental characteristics and the practical needs of a new settlement. A community needs the supplies of water and energy, facilities and services suitable for living in the twenty first century, and for sustainability in terms of resource use and waste. These and many other elements must be brought together in the process of settlement planning to produce a Master Plan. The Master Plan for Stevenage west will be for 5,000 dwellings but it must have regard to development which may proceed to a total of 10,000 dwellings within the area defined by the inner Green Belt boundary. POLICY SW2 : MASTER PLAN A MASTER PLAN FOR 5,000 DWELLINGS AND ANCILLARY LAND USES MUST BE SUBMITTED AS PART OF THE INITIAL OUTLINE PLANNING APPLICATION. IT MUST BE APPROVED PRIOR TO THE SUBMISSION OF SUBSEQUENT DEVELOPMENT PROPOSALS. THE MASTER PLAN SHOULD: (A) DEMONSTRATE HOW IT ACHIEVES THE SUSTAINABLE DEVELOPMENT AND PLANNING AIMS AND OBJECTIVES SET OUT WITHIN THE DEVELOPMENT PLAN i.e. THE HERTFORDSHIRE STRUCTURE PLAN (1998) AND THIS PLAN; AND (B) INDICATE THE AREA OF LAND FOR DEVELOPMENT FOR 3,600 DWELLINGS AND ANCILLARY LAND USES; AND (C) INDICATE HOW DEVELOPMENT COULD PROCEED BEYOND 5,000 DWELLINGS; AND (D) SHOW THE TRANSPORT ACCESS POINTS, ROAD, CYCLEWAY, AND FOOTPATH NETWORKS; AND (E) INDICATE THE STRUCTURE OF THE EVENTUAL LAYOUT FOR 5,000 DWELLINGS, INCLUDING THE AREA AND LOCATION OF THE DIFFERENT LAND USES; AND (F) SHOW THE MAIN LOCAL CENTRE AND OTHER LOCAL CENTRES, AND THE RELATIONSHIPS BETWEEN HOUSING AREAS AND OTHER LAND USES; AND (G) IDENTIFY HOW THE DEVELOPMENT SHOULD BE PHASED INCLUDING THE RELATIONSHIPS BETWEEN HOUSING AND COMMUNITY SERVICES, FACILITIES AND INFRASTRUCTURE; AND (H) INCLUDE STRATEGIES FOR TRANSPORT, NATURE CONSERVATION, ENERGY USE, WASTE, LANDSCAPE, LEISURE, ARCHAEOLOGY, HISTORIC FEATURES, AND DESIGN. PLANNING REQUIREMENTS This Plan identifies essential requirements for the development, and indicates what aspects will need to be addressed by any proposal, including planning conditions and possible planning obligations, through a Section 106 agreement (having regard to Circular 1/97). Negotiations with developers will have regard to all local plan policies. The Structure Plan states that the development will be required to make provision for environmental works, infrastructure and community facilities, services and other requirements for a sustainable development that are directly related to it and necessary to the granting of planning permission. It also stipulates that developers will be required to provide or to finance the cost of all such provision that is fairly and reasonably related in scale and kind to the proposed development, including off-site impacts. The Borough Council wishes to ensure that sufficient control can be exercised to safeguard the environment and amenities of a wider area than these proposals. Developments often have effects that have a wider impact than the particular site. There may be additional pressure on existing local facilities resulting from it. These will need to be addressed as appropriate. The Borough Council wishes to ensure the appropriate environmental features are protected and maintained for future generations; Policy SW10 outlines these issues in more detail. The Borough Council considers that it is essential that the infrastructure and facilities for each area of the development should be provided for the benefit of occupants as they move into their homes. Therefore, the infrastructure and facilities of each area need to be completed in phase with the dwellings. POLICY SW3 : PLANNING REQUIREMENTS THE SUSTAINABLE DEVELOPMENT AND PLANNING AIMS AND OBJECTIVES OF THIS PLAN SHOULD BE ACHIEVED BY PROPOSALS WHICH MEET THE FOLLOWING PLANNING REQUIREMENTS: (A) PROVIDE INFRASTRUCTURE, SERVICES AND FACILITES, WHETHER ON OR OFF SITE, WHICH SERVE THE DEVELOPMENT AND ENSURE THEIR FUTURE OPERATION; AND (B) PROVIDE SOCIAL, LEISURE, EDUCATION AND COMMUNITY FACILITIES IN ACCORDANCE WITH A PROGRAMME TO SERVE FUTURE RESIDENTS AND VISITORS WITHIN THE DEVELOPMENT; AND (C) PROTECT, AND PROVIDE MANAGEMENT GUIDELINES FOR, AREAS AND FEATURES OF OPEN SPACE, LANDSCAPE, ARCHAEOLOGICAL AND NATURE CONSERVATION INTEREST, ON OR ADJACENT TO THE DEVELOPMENT OR MASTER PLAN AREAS, WHERE THIS IS IDENTIFIED AS PART OF THE MASTER PLAN; AND (D) WHERE NECESSARY, PROVIDE LAND WITHIN THE MASTER PLAN AREA FOR EXISTING USES WHICH ARE DISPLACED BY THE NEEDS OF THE DEVELOPMENT; AND (E) PROVIDE AFFORDABLE HOUSING AND A MIX OF HOUSING IN TERMS OF DENSITY, SIZE AND TENURE; AND (F) PROVIDE, AND WHERE APPROPRIATE MAKE FINANCIAL CONTRIBUTIONS TOWARDS, INFRASTRUCTURE AND FACILITIES AND THEIR MAINTENANCE, WHICH ARE NECESSARY FOR THE DEVELOPMENT OR ARISE FROM IT, WHETHER ON OR OFF SITE; AND (G) IDENTIFY THE DEVELOPMENT PHASES WHEN THE NECESSARY FACILITIES WILL BE PROVIDED; AND (H) OTHER REQUIREMENTS ARISING FROM THE MASTER PLAN. DESIGN The Borough Council anticipates that design ideas will change over time; indeed it will encourage variety and improvements as long as the resulting design can be seen as coherent and attractive. The aim will be to achieve sensitive and good design that creates attractive and safe places for people. Efforts will be made to avoid both repetition and uniformity of design, on the one hand, and uncoordinated mixtures of building styles and types on the other. Not only does this development provide the opportunity for attractive and modern design solutions, but it also means that the functional expectations of modern life can be provided. Therefore, the Borough Council will seek a design approach, which encourages participation from potential residents and maximises the opportunity of ensuring the highest standards of architecture and well-serviced buildings. As ideas change, the design approach will need to be changed. To achieve a high quality environment for the development, the Borough Council requires a Design Strategy to be prepared as part of the Master Plan. This Strategy should indicate the development principles and design approaches appropriate to different areas of the Master Plan, and include functional and servicing expectations. The Design Strategy will be expected to address urban form and layout and landscape aspects, within the future built area, related semi-natural areas and the relationship with the countryside. The Strategy guidelines, once agreed, will be the basis for identifying the requirement for design briefs for specific areas of the Master Plan. Included in this will be issues dealing with security (including CCTV), access for disabled people, and energy efficiency. The Design Strategy should provide an element of coherence, and will need to be reviewed from time to time. Design briefs will be prepared as part of particular area proposals as the development progresses. If development is proposed beyond 3,600 dwellings, then the Strategy will need to be re-examined to incorporate new ideas and concepts. POLICY SW4 : DESIGN GUIDANCE DEVELOPMENT PROPOSALS WILL BE BASED ON AN APPROVED DESIGN STRATEGY AS PART OF THE MASTER PLAN, WHICH WILL PROVIDE DESIGN APPROACHES TO BE ADOPTED FOR DETAILED DESIGN BRIEFS FOR, AND FOLLOWED BY, INDIVIDUAL DEVELOPMENT PHASES OR PROPOSALS. TRANSPORT The Structure Plan identifies that access to the strategic development would be by crossings of the A1(M), from the existing Stevenage transport networks. Access should not be by direct links to the A1(M) or with roads other than those to the east of the A1(M). The transport aspects of the new development will need to integrate with the existing rail, road, cycle and pedestrian networks and facilities. As part of any proposal, necessary modifications to the existing transport networks will be expected to be undertaken by the developer. Proposals for sustainable transport will need to meet the needs of future residents and workers, as well as addressing environmental consequences, and seek to achieve the maximum number of journeys using the most sustainable forms of transport. This means deciding how and where to discourage car use and make alternative forms of transport attractive and viable. The broad aspects should be covered in the Transport Strategy, as part of the Master Plan. The detailed measures for achieving the sustainable transport aims should be shown on the Master Plan, the Environmental Impact Assessment, and in subsequent detailed proposals. The Master Plan will also need to address accessibility to and from all the various land uses both within the proposed development area and within Stevenage. The Borough Council will expect proposals to contain many different means of reducing the use of private motorised transport, particularly at peak periods. The proposals should generally reduce the need to travel and also encourage ways of increasing walking, cycling and use of passenger transport. Measures should not only provide for an attractive passenger transport system within the proposed development area, having regard to the possible future size of the development but also enable future residents and workers to utilise existing bus and rail services in Stevenage. The Transport Strategy should demonstrate how this could be achieved, including the possibility of innovative measures for passenger transport and for enhancing links with the existing bus and railway services and facilities. POLICY SW5 : TRANSPORT PRINCIPLES DEVELOPMENT PROPOSALS WILL BE BASED UPON SUSTAINABLE DEVELOPMENT AIMS AND A TRANSPORT STRATEGY, AS PART OF THE MASTER PLAN, WHICH WILL INCLUDE THE FOLLOWING PRINCIPLES: POINTS OF ACCESS MUST BE FROM EXISTING STEVENAGE ROADS, CYCLING AND PEDESTRIAN NETWORKS EAST OF THE A1(M); MUST NOT BE FROM THE B656; AND FOR SAFETY REASONS, CONSIST OF A MINIMUM OF TWO ACCESS POINTS; AND (B) MEASURES WITHIN THE DEVELOPMENT, TO AND FROM THE WIDER AREA, TO MAKE THE USE OF PASSENGER TRANSPORT, CYCLING AND WALKING MORE ATTRACTIVE THAN THE USE OF PRIVATE MOTORISED TRANSPORT; AND (C) PROPOSALS WITHIN AND BEYOND THE POTENTIAL DEVELOPMENT AREA MUST MEET THE TRANSPORT NEEDS OF 5,000 DWELLINGS WITHOUT PREJUDICING THOSE OF A POSSIBLE TOTAL OF 10,000 DWELLINGS; AND (D) MEASURES MUST PROVIDE FOR THE NEEDS OF EMERGENCY VEHICLES; AND (E) INFRASTRUCTURE AND FACILITIES MUST ENABLE AND ENCOURAGE THE MOST SUSTAINABLE TRANSPORT SYSTEM INCLUDING INNOVATIVE FORMS OF PASSENGER TRANSPORT, EASILY ACCESSIBLE INFORMATION, HIGH QUALITY SERVICES AND ENVIRONMENTS; AND (F) IMPROVEMENTS TO EXISTING TRANSPORT NETWORKS WILL BE REQUIRED TO CATER FOR THE FUTURE DEVELOPMENT WITHOUT UNACCEPTABLE DETRIMENT TO EXISTING USERS; AND (G) EXPANSION OF THE EXISTING RAIL/BUS INTERCHANGE FACILITIES WILL BE NEEDED TO COMPLEMENT THE ADDITIONAL MEASURES FOR PASSENGER TRANSPORT TRIPS ARISING FROM THE NEW DEVELOPMENT; AND (H) A TRANSPORT MODELLING APPROACH IS ESSENTIAL TO PROJECT PASSENGER AND TRAFFIC FLOWS ON THE EXISTING TRANSPORT NETWORKS AND SO INFORM THE NECESSARY IMPROVEMENTS TO ACHIEVE THE SUSTAINABLE DEVELOPMENT AIMS OF THE DEVELOPMENT. The impact that this development has on the function of the existing transport network is a crucial factor. The Borough Council will expect emphasis to be placed on containing trips within the development and achieving a modal split which minimises trips by private motorised transport. Even so, the development will have a material effect on some areas of the existing highway network. It is therefore necessary to appraise how the transport network operates in the Stevenage area. This will determine what improvements are necessary to accommodate additional traffic arising from the development taking into account the need to balance the requirements of all road users. A balance of infrastructure improvements together with enhancements to passenger transport, cycle and pedestrian routes will be required to accommodate trips from the development. Highway improvements may be required in the future to ensure the high levels of accessibility that the Town currently enjoys. POLICY SW6 : EXISTING HIGHWAY IMPROVEMENTS IMPROVEMENTS WILL BE REQUIRED TO THE EXISTING HIGHWAY NETWORK TO CATER FOR TRIPS GENERATED BY THE DEVELOPMENT. THIS MAY INVOLVE A BALANCE OF HIGHWAY INFRASTRUCTURE IMPROVEMENTS AND ENHANCING PASSENGER TRANSPORT, CYCLE AND PEDESTRIAN ROUTES. A number of possible points for crossing the A1(M) are being investigated. At present, those under consideration are at: Six Hills Way; Bessemer Drive; Meadway; and Symonds/Todds Green. The number of access points and the preferred combination will be determined as a result of the transport modelling process and decisions about how to achieve a ‘sustainable’ transport system. One or more points may be used exclusively for passenger transport and emergency vehicles POLICY SW7 : EXISTING A1(M) CROSSING POINTS THE EXISTING CROSSING POINTS OF THE A1(M) TO THE WEST OF STEVENAGE ARE SHOWN ON THE PROPOSALS MAP AS POSSIBLE PASSENGER AND PRIVATE TRANSPORT ACCESSES. (A) SIX HILLS WAY - ACCESS CORRIDOR TO GUNNELS WOOD ROAD MAY REQUIRE IMPROVEMENTS TO THE UNDERPASS, CARRIAGEWAY AND JUNCTIONS. THE SCALE OF HIGHWAY IMPROVEMENTS WILL DEPEND UPON WHETHER IT REMAINS CYCLEWAY AND PEDESTRIAN ACCESS ONLY, DEVELOPED TO INCLUDE ACCESS FOR PASSENGER TRANSPORT AND EMERGENCY VECHICLES OR REQUIRED FOR BOTH PUBLIC AND PRIVATE TRANSPORT; (B) BESSEMER DRIVE - ACCESS CORRIDOR TO GUNNELS WOOD ROAD MAY REQUIRE IMPROVEMENTS TO THE CARRIAGE WAY AND JUNCTIONS. LIMITED JUNCTION IMPROVEMENTS WILL BE NEEDED FOR CYCLE, PEDESTRIAN, PASSENGER TRANSPORT AND EMERGENCY VEHICLE ACCESS. HIGHWAY AND MAJOR JUNCTION IMPROVEMENTS WILL BE REQUIRED FOR BOTH PASSENGER AND PRIVATE TRANSPORT ACCESS. SOME DEVELOPMENT AND REDEVELOPMENT OPPORTUNITIES FOR BUSINESS USES ALONG THE ACCESS CORRIDOR MAY BE APPROPRIATE; (C) MEADWAY- PRINCIPAL ACCESS CORRIDOR FOR ALL MODES OF TRANSPORT TO GUNNELS WOOD ROAD. A NEW HIGHWAY AND JUNCTIONS WILL BE REQUIRED. THERE MAY ALSO BE DEVELOPMENT OPPORTUNITIES ALONG THIS ACCESS CORRIDOR; AND (D) SYMONDS/TODDS GREEN – ACCESS FOR PASSENGER TRANSPORT, EMERGENCY VECHICLES, CYCLE AND PEDESTRIANS ONLY TO TODDS GREEN LANE NEAR TO TODDS GREEN BRIDGE OVER A1(M) TO STEVENAGE. The potential access corridors of Six Hills Way, Bessemer Drive and Meadway are through the Gunnels Wood Employment Area. The Borough Council wishes to ensure that the access corridors are visually attractive. This would help to encourage people to travel by bike and on foot into Stevenage. It also provides opportunities for new prestige buildings to mark the approaches to the development. The Borough Council will consider mixed use development and redevelopment within the access corridors to facilitate attractive approaches and to enhance the quality of the environment. POLICY SW8 : DEVELOPMENT ALONG ACCESS CORRIDORS DEVELOPMENT PROPOSALS ALONG THE ACCESS CORRIDORS, THROUGH THE GUNNELS WOOD EMPLOYMENT AREA, WILL ONLY BE PERMITTED IF THEY ENHANCE THE QUALITY OF THE ENVIRONMENT AND MEET THE FOLLOWING PRINCIPLES: (A) IMPROVE THE VISUAL APPEARANCE OF THE CORRIDOR BY SETTING BACK BUILDINGS FROM THE HIGHWAY TO ENABLE STRUCTURAL LANDSCAPING; AND (B) DESIGNED TO ENHANCE THE VISUAL APPROACH; AND (C) PROVIDE SATISFACTORY LINKS TO THE CYCLE AND PEDESTRIAN NETWORKS TO FACILITATE THEIR USE; AND (D) LOCATE CAR PARKING AWAY FROM THE ACCESS CORRIDOR FRONTAGE, BENEATH BUILDINGS OR TO THE REAR OF PROPERTIES. Land may be lost within the existing built area of Stevenage to make way for essential improvements to the existing highway network. If essential facilities for existing residents are lost, they will expected to be replaced within the new development but close to the A1(M). Policy L11 sets out the requirements if open space is lost at Meadway Park. The loss of employment land is more difficult to quantify. This is because the loss of land arising from improvements to the existing highway network and to non B1 and B2 uses in the mixed use access corridors is unknown. The Master Plan cannot provide for random increases of employment land. The Borough Council therefore proposes that two hectares of employment land should be provided, in addition to the employment land allocated to meet the needs of the development, to help meet the potential employment land loss. POLICY SW9 : LOSS OF EMPLOYMENT LAND AS PART OF THE MASTER PLAN, PROVISION SHOULD BE MADE FOR AN ADDITIONAL TWO HECTARES OF EMPLOYMENT LAND FOR B1 AND B2 USES TO HELP MEET THE EMPLOYMENT LAND LOSS ARISING FROM IMPROVEMENTS TO THE EXISTING HIGHWAY NETWORK, JUNCTIONS AND TO NON B1 AND B2 USES. NATURAL AND BUILT ENVIRONMENT For a sustainable development, special attention will need to be given to the treatment of the existing natural and built environmental assets within and surrounding the site. Whilst a development of this scale will inevitably have adverse impacts on the environment, development proposals should be planned to minimise these. Also, it can and should provide significant new environmental benefits which must be designed with their long term management in mind. The Master Plan will need to be accompanied by a series of strategies which deal specifically with these environmental aspects. POLICY SW10 : NATURAL AND BUILT ENVIRONMENT ENVIRONMENTAL FEATURES SHOULD BE USED TO CONTRIBUTE TOWARDS ACHIEVING A SUSTAINABLE DEVELOPMENT, WHICH WILL REQUIRE DEVELOPMENT PROPOSALS TO ACCORD WITH THE FOLLOWING PRINCIPLES: (A) WITHIN AN OVERALL LANDSCAPE STRATEGY FOR FUTURE OPEN AND BUILT AREAS, SUBMITTED AS PART OF THE MASTER PLAN, DETAILED LANDSCAPE PLANS SHOULD TAKE ACCOUNT OF THE EXISTING LANDSCAPE CHARACTER AND RELATED ASPECTS OF NATURE CONSERVATION, ‘GREEN CORRIDORS’ AND SUITABLE LEISURE OPPORTUNITIES; AND (B) LOSSES OF HABITATS OR SPECIES SHOULD BE PRESERVED AS FAR AS POSSIBLE AND OPPORTUNITIES SHOULD BE TAKEN TO INCREASE THE POTENTIAL NATURE CONSERVATION VALUE OF THE DEVELOPMENT SITE AND THE SURROUNDING AREA, IN ACCORDANCE WITH A NATURE CONSERVATION STRATEGY SUBMITTED WITH THE MASTER PLAN; AND (C) EXISTING TREES, WOODLANDS AND HEDGEROWS SHOULD BE RETAINED AND ADDED TO WHEREVER POSSIBLE; THIS SHOULD INCLUDE NEW TREE AND SHRUB PLANTING TO SECURE LANDSCAPE, NATURE CONSERVATION, RECREATION AND CLIMATIC BENEFITS; AND (D) EXISTING LANDSCAPE FEATURES AND OPEN SPACES SHOULD BE INTEGRATED INTO THE DEVELOPMENT AREA AND ENHANCED TO CREATE A SENSE OF PLACE AND LINK WITH THE SURROUNDING COUNTRYSIDE BY DEVELOPING ENVIRONMENTAL CORRIDORS; AND (E) FEATURES OF THE HISTORIC LANDSCAPE AND ARCHAEOLOGICAL REMAINS INCLUDING ANCIENT LANES AND THEIR ADJACENT HEDGEROWS SHOULD BE RETAINED, ENHANCED AND INTEGRATED INTO THE NEW DEVELOPMENT AS FAR AS POSSIBLE AND THE LANDSCAPE STRATEGY SHOULD DESCRIBE HOW THEY WILL BE MANAGED; AND (F) THE MASTER PLAN SHOULD DEMONSTRATE HOW THE BEST AND MOST VERSATILE AGRICULTURAL LAND WILL BE KEPT IN PRODUCTION AS FAR AS POSSIBLE UNTIL THE LATER PHASES OF THE DEVELOPMENT. Landscape An overall Landscape Strategy will provide the basis for detailed landscape plans. These will need to show how the existing landscape within the development area and in the surrounding countryside will be maintained and developed for multi-purpose uses and be attractive. Specific aims include: (a) to enhance and provide a varied and attractive overall landscape for the development site and the wider area, including major ‘structural’ planting and using ‘native’ species; to retain and provide additional planting of trees, woodlands and hedgerows to strengthen the physical boundaries of the Green Belt and of the proposed development areas to maximise their role as carbon-sinks i.e. to reduce greenhouse gas emissions from the development. (The expected contribution to this aim should be demonstrated in the Master Plan and subsequent planning applications); (c) to relate to and respect existing features and the area’s history; (d) to protect and enhance natural habitats and wildlife species, as set out in the Nature Conservation strategy; (e) to provide opportunities for informal recreation; (f) to create links and corridors for different purposes (e.g. transport networks, wildlife, appropriate sport and recreation, healthy living, amenity and views), within the development and into the surrounding countryside; (g) to set down long-term management requirements and how they will be achieved; (h) to mitigate against adverse landscape and environmental impacts; (i) to provide the physical frameworks for each phase of development, indicating where planting will be in advance of development. Nature Conservation A Nature Conservation Strategy will be required as part of the Master Plan to show how the existing nature conservation value of the area will be protected. It should also indicate how opportunities could be provided to increase the area’s bio-diversity. Overall, these should achieve a net gain to the area. Development proposals will need to demonstrate how, in particular, the following aims will be achieved: (a) to protect all important semi-natural areas within the development site and in the surrounding area; (b) to identify new and additional opportunities for nature conservation which make provision for the long-term survival of existing species (e.g. by making an existing habitat area larger) and for new species to colonise the area; (c) to link habitats as part of a network of green spaces which can be used for providing attractive landscapes, wildlife corridors and informal recreation opportunities; (d) to provide public access, where appropriate, to sites of nature conservation interest and educational opportunities e.g. nature trails, information boards; and (e) to set down management strategies for conserving existing and new habitats and species. Other Environmental Issues Development on this scale offers several challenges in addressing environmental issues. Opportunities must be taken to design for a new community, which will use the area’s natural environment in ways which take advantage of and enhance it. In this way, people can benefit from a close relationship with open spaces and wildlife, with improved quality of life compared with that of existing built-up areas. This approach follows the principles of New Town and Garden City developments. The Borough Council considers that the layout of development should incorporate open spaces, woodlands and other landscape features as part of a network of green links and corridors. The area has not been subject to development pressures in the past. As a result, the area’s historic value has not yet been fully assessed. If lost as part of development, valuable features cannot be replaced; these might include ancient lanes and hedgerows, archaeological remains and historic buildings. The Borough Council considers that it is important to preserve the area’s historical context. The Master Plan and subsequent detailed proposals must carefully evaluate these features and demonstrate how they have been dealt with. Different ways might include integrating them into new built areas, or interpreting the evidence on site, or using them positively to preserve them. Any losses or alterations will have to be fully justified in providing for other benefits of the development. Particular care will be needed during the construction phases, so measures to identify and to protect environmental assets will be expected to be part of the Environmental Impact Assessment. HOUSING This development provides a significant opportunity to encourage sustainable lifestyles and a high quality living environment. The development needs to provide a mix of housing in terms of size, type and affordability. The Housing Chapter of this Plan sets out the requirements for an appropriate range of dwellings in terms of size and type. The provision of affordable housing is an intrinsic part of sustainable development. The term affordable housing is used to encompass both low-cost market and subsidised housing (irrespective of ownership or tenure) which is available to people who cannot afford to rent or buy houses generally on the open market. Policy H11 sets out the general affordable housing policy for Stevenage. Because of the circumstances of this location, a joint Housing Needs Survey is being undertaken by both Stevenage Borough and North Hertfordshire District Councils to determine the appropriate requirements. In the light of this information, judgements will be made to determine a reasonable mix of housing. POLICY SW11 : AFFORDABLE HOUSING THE PROPORTION OF AFFORDABLE HOUSING WILL BE DETERMINED BY THE RESULTS OF THE JOINT HOUSING NEEDS SURVEY AND BY THE NEED FOR A BALANCED HOUSING MIX. The affordable housing should be spread throughout the development and in small clusters, generally less than 30 dwellings. During the progress of the development, the required mix of housing should be maintained. To achieve this in part, the building of affordable housing will be triggered by the completion of given numbers of houses-for-sale, the details of which will be set out in Section 106 agreements. EMPLOYMENT One of the aims of sustainability is to be able to meet the everyday needs of residents within a settlement. However, for this development, the Borough Council recognises that it would be difficult to provide a sufficient range of employment sites, and therefore jobs, to meet all the employment requirements of all economically active residents. Nevertheless, a number of jobs should be provided to reduce commuting to and out of the area. Neither Stevenage nor North Hertfordshire have severe structural economic problems or high unemployment levels which need addressing. Employment studies show that existing employment land is roughly in balance with local requirements. So, the need for additional employment land arises only because of the development itself. The Borough Council has agreed with North Hertfordshire District Council and Hertfordshire County Council assumptions that the future population may have similar employment characteristics to those of Hertfordshire generally. Currently 40% of the economically active work in the services sector in the various ancillary land uses such as in schools, health facilities and shops. The remaining economically active work in offices, manufacturing and warehousing, i.e. Use Classes B1 to B8. Acknowledging that not all residents would, or could work in the new development, the assumed needs of the development are between 40% and 60% of the total employment in B1-B2. The Councils have agreed that warehousing, Use Class B8, is not appropriate here as it will increase traffic flows and so not achieve one of the main principles for the Transport Strategy. POLICY SW12 : EMPLOYMENT LAND AS PART OF THE MASTER PLAN, BETWEEN 10 AND 12 HECTARES OF EMPLOYMENT LAND FOR B1 AND B2 USES SHOULD BE INDICATED; WITH BETWEEN 7 AND 9 HECTARES AVAILABLE FOR DEVELOPMENT BEFORE 2011. A MIXTURE OF UNIT SIZES ARE REQUIRED WITHIN THE OVERALL DEVELOPMENT AND ALSO WITHIN INDIVIDUAL EMPLOYMENT AREAS. There will need to be a mixture of unit sizes to ensure that the local area does not depend on a single large firm. For clarity, unit sizes are defined as: Small units - up to and including 235 square metres; Medium units - from 236 to and including1000 square metres; and Large units - 1001 square metres or greater. Furthermore, the Borough Council also considers that small sized "start up" units and "managed work space" are needed to encourage local enterprise. POLICY SW13 : MANAGED SMALL BUSINESS UNITS A MANAGED WORK SPACE UNIT OF ABOUT 3,000 SQUARE METRES GROSS SHOULD BE PROVIDED CLOSE TO THE MAIN LOCAL CENTRE. RETAIL PROVISION Sustainable development means meeting the everyday needs of residents close to where they live. At the same time, new retail provision should not adversely affect the vitality and viability of nearby town centres. Non-food retail warehousing or outlet shopping is not considered appropriate. Neighbourhood centres with a range of shops and services should be able to provide for residents needs. Capacity analysis indicates that a food store of 3,000 square metres (net) floor space could be supported locally. All the local centres will require other services or facilities such as schools in order to provide opportunities for ‘linked’ journeys. They should include restaurants, take-aways and pubs to encourage evening activity and ensure their economic success. POLICY SW14 : RETAIL PROVISION LAND FOR A FOOD STORE OF UP TO 3,000 SQUARE METRES (NET) WILL BE REQUIRED IN THE MAIN CENTRE AS PART OF THE MASTER PLAN TO MEET THE NEEDS OF LOCAL RESIDENTS. IN LOCAL CENTRES, PROVISION SHOULD BE MADE FOR SMALL CONVENIENCE STORES OF BETWEEN 100 AND 250 SQUARE METRES (NET) WITH OTHER SMALL RETAIL AND SERVICE UNITS. LEISURE In the development, the number of new residents will generate a large and identifiable need for leisure opportunities. These will include informal outdoor recreation and high intensity indoor sports in buildings. The Leisure and Recreation Chapter sets out open space requirements. For this new community, these leisure facilities must be provided and managed as soon as possible. Standards used by Sport England provide guidance for major facilities. These justify the need for a Sports Hall, Health and Fitness Centre, Swimming Pool and Artificial Surface Area. These should be located at the main local centre. Most of the necessary facilities will be provided on site but, if needed, the sub-regional facilities should be improved or upgraded. POLICY SW15 : MAJOR LEISURE FACILITIES THE DEVELOPMENT SHOULD PROVIDE LEISURE FACILITIES, WHICH INCLUDE: (A) SPORTS HALL; AND (B) HEALTH AND FITNESS CENTRE; AND (C) 25M INDOOR SWIMMING POOL; AND (D) ARTIFICIAL SURFACE MULTI GAMES AREA. WITHIN THE DEVELOPMENT AREA, PROVISION OF FACILITIES WILL BE AT THE MAIN LOCAL CENTRE. SOCIAL AND COMMUNITY FACILITIES For a new development of this size, a key requirement is to provide social and community facilities for residents. Stevenage currently provides certain sub-regional facilities. Within the development, a hierarchy of centres is envisaged to meet the sustainability aims and objectives of the Development Plan. This should include a ‘main local centre’ and other smaller ‘local centres’, in which appropriate facilities should be located. The facilities, therefore, will be readily accessible to local residents without use of a car. These will include including health, education, residential care, childcare and places of worship. The expectation is that other minor facilities will also be needed. These could include space within buildings and outdoor areas. Within this Plan, the Social and Community Chapter sets out requirements in terms of provision, location and dual use. In addition, this development proposal, because of its size, means that certain facilities need to be specified. POLICY SW16 : SOCIAL AND COMMUNITY FACILITIES SOCIAL AND COMMUNITY FACILITIES WILL BE PROVIDED FOR THE NEEDS OF FUTURE RESIDENTS ON OR OFF THE SITE. WITHIN THE DEVELOPMENT AREA, PROVISION OF FACILITIES WILL BE AT THE READILY ACCESSIBLE MAIN OR OTHER LOCAL CENTRES OR OTHER SUITABLE LOCATIONS. Research indicates that service providers are looking for ways to jointly provide a single facility where the public can visit. This will result in multi-purpose community centres, where users will share accommodation or facilities, these will be located at the main and other local centres. For example, a shared "one stop shop" has been identified for providing local information and services by public, private and voluntary agencies. Doctors, dentists and opticians have also suggested that this would be an opportunity to share facilities and to promote healthy living. Such centres may also provide library and museum services. POLICY SW17 : COMMUNITY CENTRES COMMUNITY CENTRES WILL BE REQUIRED IN ALL LOCAL CENTRES. In addition to the minor health services provided in the community centres, purpose-built accommodation is required at the ‘main local centre’. POLICY SW18 : SURGERIES AND CLINICS THE PROVISION OF PURPOSE-BUILT ACCOMMODATION FOR DOCTORS, DENTAL SURGERIES AND OPTICIANS WILL BE EXPECTED AT THE ‘MAIN LOCAL CENTRE’. On the basis of current information, the emergency services have specific land use requirements. POLICY SW19: EMERGENCY SERVICES A NEW COMMUNITY FIRE STATION WILL BE PROVIDED CLOSE TO THE ‘MAIN CENTRE’. IN ADDITION A STAND-BY POINT FOR AMBULANCES SHOULD BE LINKED TO THE FIRE STATION. THE POLICE SERVICE WILL REQUIRE A LEVEL OF PROVISION ON SITE DEPENDING UPON LINKS WITH OTHER EMERGENCY FACILITIES AT THE ‘MAIN LOCAL CENTRE’, AND POSSIBLY UPGRADED FACILITIES AT THE EXISTING POLICE STATION IN STEVENAGE. The existing cemetery in Stevenage (Weston Road) is not close enough for future residents of this large development to visit therefore a new cemetery is needed within the proposed development. A cemetery site of up to four hectares may eventually be needed depending on the eventual scale of the development. Associated development such as a chapel of rest and adequate parking provision will also be required on the site. In terms of location, the site must be accessed easily and by a range of transport modes. POLICY SW20 : CEMETERY PROVISION A CEMETERY AND ASSOCIATED FACILITIES WILL BE REQUIRED TO MEET THE NEEDS OF THE FUTURE POPULATION. IT SHOULD ALSO BE CAPABLE OF BEING EXTENDED TO MEET THE NEEDS OF THE POSSIBLE TOTAL DEVELOPED AREA. IT SHOULD BE EASILY ACCESSIBLE BY A RANGE OF TRANSPORT MODES.