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| 3. GENERAL REQUIREMENTS | |||||||||||||||||||||||||||||||||||||||||||||||
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| INTRODUCTION | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.1 | The purpose of this Section is to set out the detailed guidelines upon which planning applications will be decided and conditions imposed, where the principle of the proposal is in accordance with the policies and proposals of the Local Plan. It deals with the aspects of environmental quality which need to be taken into consideration for all development. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.2 | The Borough Council attaches great importance to the consideration of environmental matters in determining planning applications and ensuring that they are taken into account on a comprehensive and consistent basis. Such environmental concerns, in their widest sense, include not just issues relating to the local physical environment, but also global environmental issues and the management of traffic. The latter, in particular, is now seen as a major consideration in land use planning as growth in road transport and the consequent environmental impact present a significant challenge to the objectives of sustainable development. | ||||||||||||||||||||||||||||||||||||||||||||||
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| NATIONAL CONTEXT | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.3 | Sustainable development is at the heart of government planning policy and is reflected strongly in the advice set out in Planning Policy Guidance (PPG) Note 1 'General Policy and Principles' and PPG13 'Transport' as well as other PPGs relating to more specific areas of planning. PPGs1 and 13 and the government's sustainable development strategy 'A Better Quality of Life' emphasise the contribution of the planning system to achieving sustainable development. In particular they stress the importance of facilitating development which makes best use of existing resources and reduces the need to travel. PPG1 also requires that development plans set out design policies against which development proposals are to be considered. Revised PPG3 'Housing' also emphasises the need for more sustainable patterns of housing development and the promotion of good design in new housing developments. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.4 | The 1998 Government Transport White Paper also sees planning as having a key role to play in extending choice in transport by influencing the scale, density and design of land uses. | ||||||||||||||||||||||||||||||||||||||||||||||
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| STRATEGIC CONTEXT | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.5 | Environmental quality and the conservation of resources is reflected in many of the policies of the Cheshire 2011 Replacement Structure Plan. In particular policy GEN3 requires that all development minimise adverse impacts and where possible improve the quality of the environment whilst policy GEN7 sets out controls on the location of potentially polluting developments and the location of sensitive developments in the vicinity of existing polluting installations. The Structure Plan also sets out measures to meet transport and access needs (policies T1 and T2) and manage car parking (policy T7). | ||||||||||||||||||||||||||||||||||||||||||||||
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| LOCAL CONTEXT | |||||||||||||||||||||||||||||||||||||||||||||||
| Environmental Sustainability Strategy | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.6 | The Borough Council's Environmental Sustainability Strategy seeks to promote the protection and improvement of the quality of the environment in the Borough through the Council's own actions and its influence over others. It is based on the Council's Environmental Charter which was adopted in 1992 and incorporates the Council's Local Agenda 21 Programme. | ||||||||||||||||||||||||||||||||||||||||||||||
| Congleton Borough Sustainable Transport Strategy | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.7 | The Congleton Borough Sustainable Transport Strategy was adopted by the Borough Council in February 1999 and now forms part of its Economic Planning Strategy. It provides a framework for identifying future schemes and initiatives and for changing the direction of transport policy in the Borough by establishing objectives to aim for, setting targets and proposing measures to facilitate change. It seeks to minimise the impact of travel on the environment by giving more choice in the way we travel and move goods thereby reducing our dependence on the car and lorry, making better use of our existing resources, and reducing air pollution and economic loss through less congestion. | ||||||||||||||||||||||||||||||||||||||||||||||
| The Environment Act 1995 and Air Quality | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.8 | The Environment Act 1995 introduced the need for all local authorities to assess the quality of air within their area. The quality is measured against the effects of nine different pollutants. Levels of pollution are monitored regularly by the Borough Council to ensure they are not exceeded. The Act recognises the close link between local air quality, traffic management and land use planning, bringing in new responsibilities for local authorities to review and assess air quality and to declare local Air Quality Management Areas. | ||||||||||||||||||||||||||||||||||||||||||||||
| Design and Landscaping | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.9 | New buildings and their curtilages have a significant effect on the character and quality of an area. This is perhaps most obvious in urban areas and their fringes. Whilst the plan does not oppose development that is necessary for economic or social purposes, it is important to ensure that the environment of the Borough is not allowed to deteriorate. Most developers now accept that design and landscape must be a considered part of development proposals; this can often present the opportunity for further enhancement of neighbouring areas. Good design and landscaping and respect for the amenities and health of others can also help promote sustainable development, reduce crime, attract business and investment and reinforce civic pride and a sense of place. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.10 | To provide guidance and advice to developers on matters relating to design and landscaping, the Borough Council produces Supplementary Planning Guidance in the form of Development Briefs for certain development sites and Supplementary Planning Guidance Notes (SPGN's) for particular forms of development. Current SPGN's are listed in the Appendix. | ||||||||||||||||||||||||||||||||||||||||||||||
| Community Safety Strategy | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.11 | The Community Safety Strategy is a three year partnership programme for reducing crime and disorder and their social and economic costs in Congleton Borough in a cost effective and equitable way through various initiatives and measures involving the local community, police and health authorities, the Borough Council and other agencies. At a local level, the Local Plan has a role to play in helping to achieve the objectives of the Strategy by promoting designs and layouts of new development which are safe and take account of crime prevention and community safety considerations. | ||||||||||||||||||||||||||||||||||||||||||||||
| Landscape Character Assessment | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.12 | The landscape is an important and highly valued part of the environmental resource of the district. It contributes to the identity of the area, to the economy because of its role in attracting tourism and business and is often a source of enjoyment and inspiration. Whilst it is necessary to have policies to protect certain landscapes which are considered to be of importance such as Areas of Special County Value for landscape, national planning guidance is increasingly requiring that emphasis should be placed on "landscape character" i.e. what makes a landscape different from another, rather than what makes it better or worse. This approach enables policies to be directed towards maintaining diversity and distinctiveness of landscape character. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.13 | In 1999 the Borough Council commissioned a Landscape Character Assessment of the Borough which has identified eleven areas of the Borough which are broadly of homogeneous character (see diagram 8) and identified guidelines for the future management, conservation and enhancement of these areas (see Appendix). The findings of the Study are reflected in the policies of the Local Plan Review. | ||||||||||||||||||||||||||||||||||||||||||||||
| Dig. 8. Landscape Character Areas | |||||||||||||||||||||||||||||||||||||||||||||||
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| Transport | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.14 | The impact of the car on our towns, villages and the open countryside is a major concern of the Borough Council and local residents. The planning system can have a significant long term impact on travel patterns within the Borough through measures to control new development. As Planning Authority the Borough Council can have a direct influence on how new development impacts on local transport needs and travel patterns through its planning policies and through the determination of planning applications. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.15 |
PPG13 (Transport) requires that planning authorities incorporate policies within Local Plans to help minimise the impact of the car and facilitate greater choice. Changing how people travel is difficult, however and costly, but the long term environmental and health costs of not changing these habits may be greater. Car ownership is continually rising in the Borough, there is limited public transport provision and services and facilities are becoming more remote from people's homes. The settlement pattern of the Borough is characterised by small and medium-sized settlements which cannot support intensive public transport provision. On the other hand the Borough has the advantage of having small compact towns which favour promoting access on foot and by cycle or other types of service, such as flexible mini-bus, taxi-bus services and community transport. There is therefore a need to ensure that all new development, where appropriate, addresses these concerns through measures to reduce the impact of generated vehicular traffic and encourage access by means other than the car. There is also a necessity to ensure that Congleton Borough residents and businesses are able to take full advantage of the opportunities offered by rail corridors in the Borough and the potential for freight movement on the canals. |
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| 3.16 | The Local Transport Plan for the period 2001/2 - 2005/6 identifies the main problems of the Congleton District as being: | ||||||||||||||||||||||||||||||||||||||||||||||
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| 3.17 | It seeks to address these problems through a variety of measures aimed at improving transport choice and mode interchange, reducing the impact of traffic, increasing travel safety, and accommodating local employment needs. The Local Plan will need to reflect and reinforce these measures through land use policies relating to all development. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.18 | The management of car parking is a vital component of the Local Plans objectives of making more efficient use of the transport network and revitalising the town centres. However any such measures need to be considered in the context of an overall package of transport measures designed to make better use of and improve existing facilitates, reduce the impact of car parks on the environment and discourage inappropriate use of parking facilities. | ||||||||||||||||||||||||||||||||||||||||||||||
| Pollution and Hazard Control | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.19 | Increasing awareness of the environmental effects of development on local air and water quality and the effects of noise and light pollution has led local authorities to take a greater interest in controlling potentially polluting activities. At the same time the effectiveness and scope of environmental protection legislation has expanded rapidly. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.20 | Although the Borough is not heavily urbanised, pollution in the Borough is nonetheless still a significant issue which can arise form a number of sources: industrial activities, traffic generation, quarrying, commercial operations, construction itself and even from agricultural activities. It can also arise from waste storage, treatment and disposal facilities and is present in contaminated land itself. Whilst pollution controls are administered through a number of organisations, the planning system has an important role to play in ensuring that any potentially polluting and hazardous effects of development are minimised. | ||||||||||||||||||||||||||||||||||||||||||||||
| Infrastructure and Facilities | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.21 | The need to accommodate more development within the Borough will place considerable pressure on the infrastructure and facilities currently available within the Borough. There is much concern that further development will worsen existing problems or create shortfalls which cannot be met. On the other hand new development can present an opportunity to improve or provide new infrastructure and facilities and can help sustain services and facilities in areas of static or declining population. This is particularly the case in the Borough where the small size of many settlements are unable to support a wide range of facilities. There is therefore a need to ensure that all new development should make a positive contribution towards the overall quality of life by incorporating open space provision, creating new areas of value and enhancing existing areas and providing or funding facilities and improvements as appropriate. | ||||||||||||||||||||||||||||||||||||||||||||||
| Global Concerns | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.22 | There is increasing awareness of the global impact of development as a result of greenhouse gas emissions and high energy consumption threatening climate change. The layout of a development, the materials used in buildings and their method of construction and the use of landscaping can all have an effect. Whilst much lies beyond the scope of current planning controls, there is still action which the Borough Council can take through advice and the determination of planning applications to achieve more energy efficient forms of development. | ||||||||||||||||||||||||||||||||||||||||||||||
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| GENERAL REQUIREMENTS POLICIES | |||||||||||||||||||||||||||||||||||||||||||||||
| NEW DEVELOPMENT | |||||||||||||||||||||||||||||||||||||||||||||||
| GR1 | |||||||||||||||||||||||||||||||||||||||||||||||
| ALL DEVELOPMENT WILL BE EXPECTED TO BE OF A HIGH STANDARD, TO CONSERVE OR ENHANCE THE CHARACTER OF THE SURROUNDING AREA AND NOT DETRACT FROM ITS ENVIRONMENTAL QUALITY, AND TO HAVE REGARD TO THE PRINCIPLES OF SUSTAINABLE DEVELOPMENT. | |||||||||||||||||||||||||||||||||||||||||||||||
| PROPOSALS WILL ONLY BE PERMITTED IF CONSIDERED TO BE ACCEPTABLE IN TERMS OF THE FOLLOWING, AS APPROPRIATE: | |||||||||||||||||||||||||||||||||||||||||||||||
| I) | DESIGN | ||||||||||||||||||||||||||||||||||||||||||||||
| II) | LANDSCAPE | ||||||||||||||||||||||||||||||||||||||||||||||
| III) | AMENITY AND HEALTH | ||||||||||||||||||||||||||||||||||||||||||||||
| IV) | ACCESSIBILITY, SERVICING AND PARKING PROVISION | ||||||||||||||||||||||||||||||||||||||||||||||
| V) | TRAFFIC GENERATION | ||||||||||||||||||||||||||||||||||||||||||||||
| VI) | INFRASTRUCTURE | ||||||||||||||||||||||||||||||||||||||||||||||
| VII) | OPEN SPACE PROVISION | ||||||||||||||||||||||||||||||||||||||||||||||
| VIII) | PROVISION OF SERVICES AND FACILITIES | ||||||||||||||||||||||||||||||||||||||||||||||
| IX) | WIDER ENVIRONMENTAL CONSIDERATIONS | ||||||||||||||||||||||||||||||||||||||||||||||
| THE DEVELOPMENT SHOULD ALSO HAVE REGARD TO ANY SUPPLEMENTARY PLANNING GUIDANCE AND STANDARDS RELATING TO THE PROPOSAL OR THE SITE WHICH HAS BEEN APPROVED BY THE BOROUGH COUNCIL. | |||||||||||||||||||||||||||||||||||||||||||||||
| WHERE APPROPRIATE, THE BOROUGH COUNCIL WILL REQUIRE THE SUBMISSION OF STATEMENTS OR ASSESSMENTS TO ACCOMPANY THE APPLICATION IN RESPECT OF DESIGN PRINCIPLES, AIR QUALITY AND ENVIRONMENTAL, TRAFFIC AND RETAIL IMPACT. | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.23 | This policy sets out the various aspects of the built and natural environment which the Borough Council will consider in respect of all applications seeking permission or consent as appropriate to the nature of the proposal. The detailed requirements which will need to be met in respect of each of these aspects are set out in the subsequent policies. Currently approved Supplementary Planning Guidance Notes and standards are contained in the Technical Appendix. The circumstances under which statements and assessments will be required to accompany the application are also set out in the subsequent policies | ||||||||||||||||||||||||||||||||||||||||||||||
| DESIGN | |||||||||||||||||||||||||||||||||||||||||||||||
| GR2 | |||||||||||||||||||||||||||||||||||||||||||||||
| PLANNING PERMISSION FOR DEVELOPMENT WILL ONLY BE GRANTED WHERE THE PROPOSAL SATISFIES THE FOLLOWING DESIGN CRITERIA: | |||||||||||||||||||||||||||||||||||||||||||||||
| I) | THE PROPOSAL IS SYMPATHETIC TO THE CHARACTER, APPEARANCE AND FORM OF THE SITE AND THE SURROUNDING AREA IN TERMS OF: | ||||||||||||||||||||||||||||||||||||||||||||||
| A) | THE HEIGHT, SCALE, FORM AND GROUPING OF THE BUILDING(S); | ||||||||||||||||||||||||||||||||||||||||||||||
| B) | THE CHOICE OF MATERIALS; | ||||||||||||||||||||||||||||||||||||||||||||||
| C) | EXTERNAL DESIGN FEATURES, INCLUDING SIGNAGE AND STREET FURNITURE; | ||||||||||||||||||||||||||||||||||||||||||||||
| D) | THE VISUAL, PHYSICAL AND FUNCTIONAL RELATIONSHIP OF THE PROPOSAL TO NEIGHBOURING PROPERTIES, THE STREET SCENE AND TO THE LOCALITY GENERALLY; | ||||||||||||||||||||||||||||||||||||||||||||||
| II) | WHERE APPROPRIATE, THE PROPOSAL PROVIDES FOR HARD AND SOFT LANDSCAPING AS AN INTEGRAL PART OF THE SCHEME WHICH IS SATISFACTORY IN TERMS OF:- | ||||||||||||||||||||||||||||||||||||||||||||||
| A) | THE BALANCE BETWEEN THE OPEN SPACE AND BUILT FORM OF THE DEVELOPMENT; | ||||||||||||||||||||||||||||||||||||||||||||||
| B) | THE RELATIONSHIP OF PROPOSED AREAS OF LANDSCAPING TO THE LAYOUT, SETTING AND DESIGN OF THE DEVELOPMENT; | ||||||||||||||||||||||||||||||||||||||||||||||
| C) | THE SCREENING OF ADJOINING USES; | ||||||||||||||||||||||||||||||||||||||||||||||
| D) | MAXIMISING OPPORTUNITIES FOR CREATING NEW WILDLIFE/ NATURE CONSERVATION HABITATS WHERE SUCH FEATURES CAN REASONABLY BE INCLUDED AS PART OF SITE LAYOUTS AND LANDSCAPING WORKS; | ||||||||||||||||||||||||||||||||||||||||||||||
| III) | WHERE APPROPRIATE, THE PROPOSAL RESPECTS EXISTING FEATURES AND AREAS OF NATURE CONSERVATION, HISTORIC, ARCHITECTURAL AND ARCHAEOLOGICAL VALUE AND IMPORTANCE WITHIN THE SITE; | ||||||||||||||||||||||||||||||||||||||||||||||
| IV) | WHERE APPROPRIATE, THE PROPOSAL INCORPORATES MEASURES TO IMPROVE NATURAL SURVEILLANCE AND REDUCE THE RISK OF CRIME; | ||||||||||||||||||||||||||||||||||||||||||||||
| V) | WHERE APPROPRIATE, CONSIDERATION IS GIVEN TO THE USE OF PUBLIC ART AND THE CREATION OF PUBLIC SPACES TO BENEFIT AND ENHANCE THE DEVELOPMENT AND THE SURROUNDING AREA; | ||||||||||||||||||||||||||||||||||||||||||||||
| VI) | THE PROPOSAL TAKES INTO ACCOUNT THE NEED FOR ENERGY CONSERVATION AND EFFICIENCY BY MEANS OF BUILDING TYPE, ORIENTATION AND LAYOUT, SUSTAINABLE DRAINAGE SYSTEMS AND THE USE OF LANDSCAPING. | ||||||||||||||||||||||||||||||||||||||||||||||
| PROPOSALS WHICH, IN THE OPINION OF THE BOROUGH COUNCIL, ARE FOR LARGE-SCALE OR COMPLEX DEVELOPMENT OR INVOLVING SENSITIVE SITES WILL REQUIRE THE SUBMISSION OF A STATEMENT OF DESIGN PRINCIPLES TO ACCOMPANY ANY APPLICATION FOR PLANNING PERMISSION. | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.24 | The purpose of this policy is to ensure that a high standard of design is achieved and that new development contributes positively to the character of the locality of the site. It is concerned with the relationship between all the elements of the built and unbuilt environment which give buildings and areas their unique character and distinctiveness. The criteria do not seek to stifle creative expression, but rather to develop awareness of context and to encourage sensitivity to the townscape. This policy will apply to all proposals for new development requiring planning permission regardless of its land use, both in the urban and rural areas. Appropriate supplementary planning guidance and adopted standards will be applied with regard to current government guidance. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.25 | The provision of landscaping and public art helps enhance the quality of the built environment, provides identity to an area, adds to the quality and variety of our natural landscapes and improves the attractiveness of an area to encourage investment. The provision of any public art will be through negotiation with developers for those schemes which, by virtue of their scale, nature or location, would be visually prominent to the public. Any such works will be considered as part of the amenity features of the development. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.26 | The reduction of crime and improving community safety is a high priority of the Borough Council's Corporate Strategy. Circular 5/94 advises that crime prevention is capable of being a material consideration when planning applications are considered. In this respect the design of new development can play a part in reducing the risk of criminal activity both to individuals and to property. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.27 | Planning decisions also need to reconcile the interests of development with the importance of conserving the environment. Energy conservation and efficiency measures are important in helping to achieve global sustainability aims and reducing the consumption of non-renewable energy resources. Appropriate measures need result in little or no additional cost to the developer. Guidance on suitable measures is contained in the Borough Council's Supplementary Planning Guidance Notes on Environmental Protection and Sustainable Development and in its Green Guide to Development. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.28 | A statement of design principles is considered necessary for certain proposals to enable the Borough Council to properly understand the design concept and facilitate consideration of design issues. This is in accordance with the advice in Annex A of PPG1. Such statements should show the wider context as well as the development site and its immediately adjacent buildings. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.29 | A sensitive site is one which includes or adjoins areas designated as of value or interest in the Local Plan which are likely to be significantly affected by the proposal. The Borough Council's requirements in respect of design and layout and the provision of private and public open space in respect of all new housing development are set out in the Supplementary Planning Guidance Notes. | ||||||||||||||||||||||||||||||||||||||||||||||
| GR3 | |||||||||||||||||||||||||||||||||||||||||||||||
| IN ADDITION TO THE REQUIREMENTS OF POLICY GR2, PLANNING PERMISSION FOR ANY NEW RESIDENTIAL DEVELOPMENT ON SITES PROVIDING 10 OR MORE DWELLINGS WILL ONLY BE PERMITTED WHERE : | |||||||||||||||||||||||||||||||||||||||||||||||
| I) | THE DENSITY OF THE PROPOSAL REPRESENTS THE MOST EFFICIENT USE OF LAND HAVING REGARD TO: | ||||||||||||||||||||||||||||||||||||||||||||||
| A) | THE LOCATION OF THE SITE WITH REGARD TO ACCESS TO SERVICES AND FACILITIES AND CHOICE OF MEANS OF TRAVEL; | ||||||||||||||||||||||||||||||||||||||||||||||
| B) | THE INTRINSIC QUALITIES OF THE SITE AND THE CHARACTER OF ITS SURROUNDINGS; | ||||||||||||||||||||||||||||||||||||||||||||||
| C) | THE ESTIMATED DWELLING CAPACITY OF THOSE SITES ALLOCATED UNDER POLICY DP2; | ||||||||||||||||||||||||||||||||||||||||||||||
| WHILST HIGHER DENSITIES WILL BE SOUGHT, PARTICULARLY WHERE THERE IS GOOD PUBLIC TRANSPORT ACCESS, NET RESIDENTIAL DENSITIES WILL NOT BE LOWER THAN 30 DWELLINGS PER HECTARE. | |||||||||||||||||||||||||||||||||||||||||||||||
| II) | AN APPROPRIATE RANGE OF DWELLING TYPES AND SIZES IS PROVIDED HAVING REGARD TO: | ||||||||||||||||||||||||||||||||||||||||||||||
| A) | THE HOUSING NEEDS OF THE SETTLEMENT, INCLUDING, WHERE REQUIRED IN ACCORDANCE WITH POLICY H13, SOME PROVISION FOR LOCAL NEEDS; | ||||||||||||||||||||||||||||||||||||||||||||||
| B) | THE CHARACTERISTICS OF THE SITE AND IT'S SURROUNDINGS; | ||||||||||||||||||||||||||||||||||||||||||||||
| C) | THE EXISTING SOCIAL MIX IN THE LOCALITY; | ||||||||||||||||||||||||||||||||||||||||||||||
| III) | ADEQUATE MEASURES ARE UNDERTAKEN TO ENSURE SUFFICIENT PUBLIC OPEN SPACE AND RECREATIONAL PROVISION IS MADE WHERE APPROPRIATE IN ACCORDANCE WITH THE REQUIREMENTS OF POLICY GR22; | ||||||||||||||||||||||||||||||||||||||||||||||
| IV) | ADEQUATE MEASURES ARE INCORPORATED TO ENSURE A SAFE, ATTRACTIVE ENVIRONMENT FOR RESIDENTS; | ||||||||||||||||||||||||||||||||||||||||||||||
| V) | THE LAYOUT MAKES ADEQUATE PROVISION FOR SAFE AND CONVENIENT PEDESTRIAN AND CYCLE MOVEMENT AND MINIMISES THE IMPACT OF THE CAR. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.30 | This policy reflects government guidance as set out in PPG3 'Housing' by seeking to ensure that larger housing schemes understand the design concept and facilitate consideration of design issues. This is in accordance with the advice in Annex A of PPG1. Such statements should show the wider context as well as the development site and its immediately adjacent buildings make efficient use of land, by generally avoiding low density development, create balanced, socially mixed communities which reflect the housing needs of the area and help widen housing opportunities, contribute towards the provision of public open space and recreational facilities in the area to meet the needs of local residents and promote access by means other than the car. The nature of those requirements will be dependent on the scale of the development, with larger schemes being required to provide a greater range of house types and an appropriate level of open space within the development itself. Information such as the Council's Housing Needs Study and the Census will be used to help determine the needs and social mix of an area. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.31 | The Borough Council will expect all schemes to be of a high design standard and adopt the principles of sustainable development. The Borough Council's requirements in respect of design and layout and the provision of private and public open space in respect of all new housing development are set out in the Supplementary Planning Guidance Notes. | ||||||||||||||||||||||||||||||||||||||||||||||
| LANDSCAPING | |||||||||||||||||||||||||||||||||||||||||||||||
| GR4 | |||||||||||||||||||||||||||||||||||||||||||||||
| WHERE A LANDSCAPING SCHEME IS REQUIRED TO BE SUBMITTED, EITHER AT PLANNING APPLICATION STAGE OR AS A CONDITION OF PERMISSION, THIS WILL ONLY BE APPROVED WHERE THE FOLLOWING CRITERIA ARE SATISFIED: | |||||||||||||||||||||||||||||||||||||||||||||||
| I) | LANDSCAPE PROPOSALS SHOW SPECIES, SITING, NUMBER, PLANTING SIZE AND PLANTING DENSITY OF ALL NEW TREES AND SHRUBS AND DETAILS OF EXISTING VEGETATION TO BE RETAINED OR REMOVED; | ||||||||||||||||||||||||||||||||||||||||||||||
| II) | PLANT SPECIES ARE USED WHICH ARE APPROPRIATE TO THE NATURE OF THE DEVELOPMENT AND IN SYMPATHY WITH THE CHARACTER OF EXISTING VEGETATION WITHIN THE SITE AND IN THE AREA GENERALLY; | ||||||||||||||||||||||||||||||||||||||||||||||
| III) | LANDSCAPED AREAS ARE ADEQUATE AND APPROPRIATE FOR THE INTENDED USE; | ||||||||||||||||||||||||||||||||||||||||||||||
| IV) | SATISFACTORY PROVISION IS MADE FOR THE MAINTENANCE AND AFTERCARE OF THE SCHEME. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.32 | This policy seeks to secure high quality, well designed landscaping through landscaping schemes where appropriate to the development. A detailed landscaping scheme will allow the Local Planning Authority to assess the impact of the proposal on a given site and ensure that the existing features are retained and enhanced. In most cases the Council will impose planning conditions requiring the submission of a detailed landscape scheme to be approved prior to commencement of development. For sensitive sites, however, a detailed scheme may be required at the time of submission of the application. In the case of major development proposals, the Borough Council may require the submission of a landscape master plan at the time of submission of the application. The Council may also require that certain landscaping works are carried out before the development is started in order to minimise the impact of the development. | ||||||||||||||||||||||||||||||||||||||||||||||
| GR5 | |||||||||||||||||||||||||||||||||||||||||||||||
| DEVELOPMENT WILL BE PERMITTED ONLY WHERE IT RESPECTS OR ENHANCES THE LANDSCAPE CHARACTER OF THE AREA. DEVELOPMENT WILL NOT BE PERMITTED WHICH, IN THE VIEW OF THE BOROUGH COUNCIL, WOULD BE LIKELY TO IMPACT ADVERSELY ON THE LANDSCAPE CHARACTER OF SUCH AREAS, OR WOULD UNACCEPTABLY OBSCURE VIEWS OR UNACCEPTABLY LESSEN THE VISUAL IMPACT OF SIGNIFICANT LAND. MARKS OR LANDSCAPE FEATURES WHEN VIEWED FROM AREAS GENERALLY ACCESSIBLE TO THE PUBLIC, AS A RESULT OF THE LOCATION, DESIGN OR LANDSCAPING OF THE PROPOSAL. PARTICULAR ATTENTION WILL BE PAID TOWARDS THE PROTECTION OF FEATURES THAT CONTRIBUTE TO THE SETTING OF URBAN AREAS. | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.33 | The landscape of the Borough is extremely rich and varied and is important to the character and quality of the whole Borough both intrinsically and as a setting for individual settlements. A Landscape Character Assessment has been undertaken of the countryside within the Borough which divides the landscape character of the Borough into broadly homogenous units of similar character. This policy seeks to ensure that any development within the countryside respects or enhances the individual characteristics of these areas and the features or views which form part of them. PPG7 supports the adoption of this 'character approach' to accommodating necessary change. The boundaries of the individual landscape character areas are identified in Diagram 8 and guidelines outlining the most appropriate management and conservation strategies, to ensure that the areas character is conserved, restored or enhanced are set out in the Appendix. The landscape character assessment guidelines will be subject to consultation and subsequent adoption as supplementary planning guidance by the Borough Council. | ||||||||||||||||||||||||||||||||||||||||||||||
| AMENITY AND HEALTH | |||||||||||||||||||||||||||||||||||||||||||||||
| GR6 | |||||||||||||||||||||||||||||||||||||||||||||||
| PLANNING PERMISSION FOR ANY DEVELOPMENT ADJOINING OR NEAR TO RESIDENTIAL PROPERTY OR SENSITIVE USES WILL ONLY BE PERMITTED WHERE THE PROPOSAL WOULD NOT HAVE AN UNDULY DETRIMENTAL EFFECT ON THEIR AMENITY DUE TO: | |||||||||||||||||||||||||||||||||||||||||||||||
| I) | LOSS OF PRIVACY; | ||||||||||||||||||||||||||||||||||||||||||||||
| II) | LOSS OF SUNLIGHT AND DAYLIGHT; | ||||||||||||||||||||||||||||||||||||||||||||||
| III) | VISUAL INTRUSION; | ||||||||||||||||||||||||||||||||||||||||||||||
| IV) | ENVIRONMENTAL DISTURBANCE OR POLLUTION; | ||||||||||||||||||||||||||||||||||||||||||||||
| V) | TRAFFIC GENERATION, ACCESS AND PARKING. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.34 | This policy seeks to ensure the protection of the amenities of occupiers of residential properties or sensitive uses in the vicinity of any new development. In considering planning applications near to residential properties the Borough Council will have regard to the standards set out in relevant SPGNs in respect of space about dwellings (SPGN No. 1) and the advice in SPGN No. 5 regarding environmental protection (or as subsequently replaced). The Borough Council will have particular regard to the effects of commercial and industrial uses on residential property. Environmental disturbance includes the effects of noise, vibration, smells, fumes, smoke, dust or grit. Sensitive uses are those uses whose activities are particularly vulnerable to disturbance from noise, pollution, loss of privacy or daylight and visual intrusion, such as housing, schools, hospitals and nursing homes. | ||||||||||||||||||||||||||||||||||||||||||||||
| GR7 | |||||||||||||||||||||||||||||||||||||||||||||||
| DEVELOPMENT WILL NOT BE PERMITTED WHICH, IN THE VIEW OF THE BOROUGH COUNCIL, WOULD BE LIKELY TO: | |||||||||||||||||||||||||||||||||||||||||||||||
| I) | LEAD OR CONTRIBUTE TO SIGNIFICANTLY INCREASED AIR, LAND, WATER, LIGHT OR NOISE POLLUTION TO ENVIRONMENTALLY UNACCEPTABLE LEVELS; | ||||||||||||||||||||||||||||||||||||||||||||||
| II) | INVOLVE SIGNIFICANTLY GREATER RISK TO THE LIVES AND HEALTH OF MEMBERS OF THE PUBLIC, INCLUDING OCCUPANTS OF ADJOINING LAND; | ||||||||||||||||||||||||||||||||||||||||||||||
| III) | EXPOSE MORE MEMBERS OF THE PUBLIC TO UNACCEPTABLE RISK EITHER IN AREAS SUBJECT TO SIGNIFICANT HAZARDS OR WHERE IT IS PROBABLE THAT SUCH HAZARDS MAY INCREASE; | ||||||||||||||||||||||||||||||||||||||||||||||
| IV) | BE A SIGNIFICANT SOURCE OF STATUTORY NUISANCE, APPREHENSION OF DANGER OR LOSS OF AMENITY TO PEOPLE LIVING OR WORKING IN THE IMMEDIATE AREA. ALL PROPOSALS SUBMITTED TO THE COUNCIL MUST INCLUDE SUFFICIENT INFORMATION TO ALLOW THEIR ENVIRONMENTAL IMPACT TO BE ACCURATELY JUDGED. WHERE, IN THE OPINION OF THE BOROUGH COUNCIL, THE IMPACT OF THE PROPOSAL IS LIKELY TO BE SIGNIFICANT IN AIR QUALITY TERMS, AN AIR QUALITY ASSESSMENT WILL BE REQUIRED. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.35 | There are some forms of development, particularly industrial, which may be potentially hazardous to the public at large (or within adjoining land and buildings) or which may cause various types of pollution by reason of the processes used, the by-products created or the effluent which are discharged. Such forms of development will be strongly resisted. The Borough Council will undertake Air Quality Initiatives to monitor and assess changes in air quality due to emissions from potentially hazardous installations and will require all applications for major proposals which are likely to have a significant impact on air quality to be accompanied by an air quality assessment . | ||||||||||||||||||||||||||||||||||||||||||||||
| GR8 | |||||||||||||||||||||||||||||||||||||||||||||||
| IN AREAS ON OR AROUND POTENTIAL OR EXISTING SOURCES OF AIR, LAND, WATER OR NOISE POLLUTION, PLANNING PERMISSION WILL NOT BE GRANTED FOR DEVELOPMENT PROPOSALS WHICH ARE LIKELY TO BE SENSITIVE TO SUCH POLLUTION IF UNACCEPTABLE DAMAGE OR NUISANCE TO THE NEW USE IS LIKELY TO RESULT. | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.36 | In order to minimise the consequences of polluting activities, new development proposals will be resisted where the surroundings are likely to have a detrimental impact on the proposal unless adequate measures can be implemented to mitigate the impact of pollution from it's source. This may be enforced through appropriate conditions or a planning obligation. The Borough Council will consider exposure to pollution at the time of the application and any increase that may be reasonably expected in the foreseeable future. Sensitive proposals are those whose activities are particularly vulnerable to disturbance from noise, pollution, loss of privacy or daylight and visual intrusion, such as housing, schools, hospitals and nursing homes. | ||||||||||||||||||||||||||||||||||||||||||||||
| ACCESSIBILITY, SERVICING AND PARKING PROVISION | |||||||||||||||||||||||||||||||||||||||||||||||
| New Development | |||||||||||||||||||||||||||||||||||||||||||||||
| GR9 | |||||||||||||||||||||||||||||||||||||||||||||||
| PROPOSALS FOR DEVELOPMENT REQUIRING ACCESS, SERVICING OR PARKING FACILITIES WILL ONLY BE PERMITTED WHERE THE FOLLOWING CRITERIA ARE SATISFIED: | |||||||||||||||||||||||||||||||||||||||||||||||
| I) | PROPER CONSIDERATION IS GIVEN TO THE NEEDS OF PEDESTRIANS, CYCLISTS AND PUBLIC TRANSPORT USERS AS WELL AS THOSE OF CAR USERS; | ||||||||||||||||||||||||||||||||||||||||||||||
| II) | ADEQUATE AND SAFE PROVISION FOR SUITABLE ACCESS AND EGRESS BY VEHICLES, PEDESTRIANS AND OTHER ROAD USERS TO A PUBLIC HIGHWAY, INCLUDING ATTENTION TO THE NEEDS OF THE DISABLED IN ACCORDANCE WITH POLICY GR12; | ||||||||||||||||||||||||||||||||||||||||||||||
| III) | COMPLIANCE WITH PARKING AND HIGHWAY STANDARDS WITH DUE REGARD TO THE PROVISIONS OF POLICY GR17; | ||||||||||||||||||||||||||||||||||||||||||||||
| IV) | WHERE APPROPRIATE, ADEQUATE PROVISION FOR THE LOADING AND UNLOADING OF COMMERCIAL VEHICLES; | ||||||||||||||||||||||||||||||||||||||||||||||
| V) | WHERE REQUIRED IN ACCORDANCE WITH POLICY DP7, MAKE PROVISION FOR IMPROVEMENTS TO THE EXISTING TRANSPORT NETWORK OF FOR NEW ROADS. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.37 | The aim of this policy is to ensure that new development is adequately designed and laid out so as to promote transport choice, highway safety and convenience without aggravating existing traffic problems in the area. The County Council's documents "Design Aid: Parking" and "Design Aid: Housing : Roads", which are currently being revised to ensure compatibility with Government guidance, will be the main instruments used to assess the standard and level of parking and highway provisions. An interim parking standard policy based on current national and regional parking standards has been adopted by the County Council details of which are contained in the Appendix. Proposals for development affecting a trunk road will be expected to comply with the relevant Department of Transport development control policies. | ||||||||||||||||||||||||||||||||||||||||||||||
| GR10 | |||||||||||||||||||||||||||||||||||||||||||||||
| IN ADDITION TO THE REQUIREMENTS OF POLICY GR9, PROPOSALS FOR DEVELOPMENT LIKELY TO GENERATE SIGNIFICANT TRAVEL NEEDS WILL ONLY BE PERMITTED WHICH SATISFY THE FOLLOWING CRITERIA: | |||||||||||||||||||||||||||||||||||||||||||||||
| I) | THE LOCATION IS ACCESSIBLE BY A CHOICE OF MEANS OF TRAVEL; | ||||||||||||||||||||||||||||||||||||||||||||||
| II) | APPROPRIATE MEASURES ARE PROVIDED TO ASSIST PEDESTRIANS, CYCLISTS AND PUBLIC TRANSPORT USERS IN ACCORDANCE WITH POLICIES GR13, GR14 AND GR15 AND TO MANAGE PARKING PROVISION IN ACCORDANCE WITH POLICY GR17; | ||||||||||||||||||||||||||||||||||||||||||||||
| III) | A TRANSPORT ASSESSMENT IS SUBMITTED WITH THE APPLICATION WHICH SHOULD INCLUDE AN ASSESSMENT OF THE IMPACT OF TRAFFIC GENERATION ON AIR QUALITY; | ||||||||||||||||||||||||||||||||||||||||||||||
| IV) | IN THE CASE OF A MAJOR EMPLOYMENT GENERATOR, A COMPANY COMMUTER PLAN IS ADOPTED. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.38 | In accordance with the guidance in PPG13 (Transport) this policy seeks to ensure that major new developments should facilitate choice of travel through their location and through measures to assist non-car users. The Borough Council has produced an Accessibility Profile to identify areas of good and poor access by public transport. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.39 | The Borough Council will expect any major new employment development to include a Company Commuter Plan setting out measures to reduce the impact of traffic congestion for journeys to and from work. Cheshire County Council's guide ''Commuter Plans in Cheshire: Steps to Success'' gives practical advice to assist companies in drawing up Commuter Plans. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.40 | The Borough Council will also require the submission of a transport assessment, including the implications for local air quality, in order to enable the impact of the proposal on the wider transport network to be properly considered | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.41 | As a general rule, this Policy will apply to all developments in accordance with the advice in paragraph 23 of PPG13 or any subsequent advice as may be published by the ODPM. | ||||||||||||||||||||||||||||||||||||||||||||||
| Development Involving New Roads and Other Transportation Projects | |||||||||||||||||||||||||||||||||||||||||||||||
| GR11 | |||||||||||||||||||||||||||||||||||||||||||||||
| PROPOSALS FOR THE PROVISION OF A NEW HIGHWAY OR IMPROVEMENT TO AN EXISTING HIGHWAY AND FOR OTHER TRANSPORTATION PROJECTS WILL ONLY BE PERMITTED WHICH WOULD IMPROVE THE TRANSPORT NETWORK OF THE PLAN AREA AND SATISFY THE FOLLOWING CRITERIA AS APPROPRIATE TO THE PROPOSAL: | |||||||||||||||||||||||||||||||||||||||||||||||
| I) | DISCOURAGE THE PENETRATION OF NON-ESSENTIAL VEHICLE TRAFFIC AND ON-STREET PARKING WITHIN THE BOROUGH'S TOWNS AND VILLAGES; | ||||||||||||||||||||||||||||||||||||||||||||||
| II) | IMPROVE THE SAFETY AND MOVEMENT OF TRAFFIC AND HIGHWAY USERS. | ||||||||||||||||||||||||||||||||||||||||||||||
| III) | IMPROVE THE SAFETY AND FREEDOM OF MOVEMENT OF PEDESTRIANS AND CYCLISTS; | ||||||||||||||||||||||||||||||||||||||||||||||
| IV) | PROVIDE FOR IMPROVED ACCESS TO INDUSTRIAL, BUSINESS AND COMMERCIAL AREAS; | ||||||||||||||||||||||||||||||||||||||||||||||
| V) | ENHANCE OR SUPPORT THE PUBLIC TRANSPORT SYSTEM; | ||||||||||||||||||||||||||||||||||||||||||||||
| VI) | REDUCE NOISE, CONGESTION AND ATMOSPHERIC POLLUTION IN RESIDENTIAL AREAS AND AREAS OF HIGH PEDESTRIAN ACTIVITY; | ||||||||||||||||||||||||||||||||||||||||||||||
| VII) | NOT HAVE A SIGNIFICANTLY DETRIMENTAL EFFECT UPON IMPORTANT AREAS OF LANDSCAPE AND NATURE CONSERVATION VALUE; | ||||||||||||||||||||||||||||||||||||||||||||||
| VIII) | INCORPORATE ADEQUATE LANDSCAPING TREATMENT AND NOISE ATTENUATION MEASURES, AS APPROPRIATE, EITHER ALONGSIDE OR IN THE VICINITY OF THE NEW ROAD WORKS. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.42 | The maintenance and improvement of the Borough's highway and public transport networks are essential to the District's continued prosperity and its economic well-being. They can also help to meet this Council's social, environmental and sustainable development objectives. This policy aims to ensure that highway improvements and other transport projects continue to come forward in support of these objectives as well as meeting the needs of access and mobility. Suitable schemes may come about as a result of either public or private sector initiatives. This policy accords with policies T1 and T2 of the Cheshire 2011 Structure Plan and reflects the priority it gives to economic development, road safety and environmental improvement, and is consistent with the major strands of the approach to transport in Congleton District set out in the Local Transport Plan. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.43 | As new highways or improvement to existing highways can often be extremely visually intrusive to the environment and lead to additional noise disturbance for nearby properties the Council is anxious to ensure that these are minimised by suitable landscaping alongside the roads or in the vicinity of the road. In such cases, the Council will require the submission of a detailed landscaping scheme at the time of submission of any application for planning permission. | ||||||||||||||||||||||||||||||||||||||||||||||
| GR12 | |||||||||||||||||||||||||||||||||||||||||||||||
| PROPOSALS FOR THE DEVELOPMENT OR USE OF BUILDINGS TO WHICH THE PUBLIC ARE ADMITTED WILL ONLY BE PERMITTED WHERE THEY PROVIDE FOR: | |||||||||||||||||||||||||||||||||||||||||||||||
| I) | A SUITABLE MEANS OF ACCESS FOR DISABLED PEOPLE TO THE ENTRANCE OF THE BUILDING FROM AN ADJOINING STREET OR CAR PARK, AND THAT THIS ROUTE BE SIGNPOSTED WHERE NECESSARY; | ||||||||||||||||||||||||||||||||||||||||||||||
| II) | INTEGRAL OR OTHER OFF-STREET CAR PARKING SPACES APPROPRIATE FOR DISABLED PEOPLE WHICH ARE SUITABLY LOCATED AND FULLY ACCESSIBLE TO THE PROPOSED DEVELOPMENT | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.44 | The Policy seeks to improve accessibility for disabled persons in accordance with "Access for Disabled Development Control Policy Note" (DOE 1985) and PPG6 "Town Centres and Retail Development." The Borough Council's adopted parking standards are set out in the Appendix of the Local Plan. These indicate the maximum parking provision which will be sought where access to other modes of transport is not feasible. | ||||||||||||||||||||||||||||||||||||||||||||||
| Public Transport Measures | |||||||||||||||||||||||||||||||||||||||||||||||
| GR13 | |||||||||||||||||||||||||||||||||||||||||||||||
| WHERE APPROPRIATE, CONDITIONS WILL BE IMPOSED OR AGREEMENTS SOUGHT TO ENSURE THAT ADEQUATE PROVISION IS MADE FOR PUBLIC TRANSPORT. | |||||||||||||||||||||||||||||||||||||||||||||||
| WHERE THE CIRCUMSTANCES MERIT IT, FINANCIAL CONTRIBUTIONS MAY BE SOUGHT FROM DEVELOPERS TOWARDS THE FOLLOWING MEASURES TO IMPROVE CONDITIONS FOR PUBLIC TRANSPORT USERS: | |||||||||||||||||||||||||||||||||||||||||||||||
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| WHERE RAILWAY LINES HAVE BECOME REDUNDANT, THE BOROUGH COUNCIL WILL RESIST ANY DEVELOPMENT PROPOSALS WHICH MIGHT PREJUDICE THEIR FUTURE REINSTATEMENT OR THEIR ALTERNATIVE TRANSPORT OR LEISURE USE. | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.45 | For trips over 3 miles, public transport is the main alternative mode of transport to the private car. This policy aims to ensure that new developments and transport schemes assist and help promote public transport usage by highlighting those measures which the Borough Council will look for in appropriate cases. The Policy relates to rail as well as bus transport measures. In some cases the Borough Council may seek contributions from developers to help fund such measures. Financial contributions towards such provision will only be sought where it is directly related to the requirements and scale of the proposed development. The Borough Council has produced an Accessibility Profile to identify areas of good and poor access by public transport. This policy is consistent with the Borough Council's adopted Sustainable Transport Strategy. | ||||||||||||||||||||||||||||||||||||||||||||||
| Cycling Measures | |||||||||||||||||||||||||||||||||||||||||||||||
| GR14 | |||||||||||||||||||||||||||||||||||||||||||||||
| PLANNING PERMISSION WILL BE REFUSED FOR DEVELOPMENT WHICH FAILS TO ADEQUATELY TAKE ACCOUNT OF ITS IMPLICATIONS FOR CYCLE MOVEMENT. WHERE APPROPRIATE, CONDITIONS WILL BE IMPOSED OR AGREEMENTS SOUGHT TO ENSURE THAT ADEQUATE PROVISION IS MADE FOR CYCLE MOVEMENT. | |||||||||||||||||||||||||||||||||||||||||||||||
| WHERE THE CIRCUMSTANCES MERIT IT, FINANCIAL CONTRIBUTIONS MAY BE SOUGHT FROM DEVELOPERS TOWARDS THE FOLLOWING MEASURES TO IMPROVE CONDITIONS FOR CYCLISTS: | |||||||||||||||||||||||||||||||||||||||||||||||
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| 3.46 | Cycling is economical and efficient for local journeys, environmentally friendly and healthy. Cycle routes may be developed along redundant railway lines or space alongside canal towpaths and where appropriate and feasible such routes should be shared with pedestrians and horseriders. In new development, the provision of cycle routes and cycle priority measures will be encouraged and as with pedestrian routes care will need to be taken to ensure that the routes are not isolated from other activities. Financial contributions towards provision will only be sought where it is directly related to the requirements and scale of the proposed development. This policy is consistent with the Borough Council's adopted Sustainable Transport Strategy. | ||||||||||||||||||||||||||||||||||||||||||||||
| Pedestrian Measures | |||||||||||||||||||||||||||||||||||||||||||||||
| GR15 | |||||||||||||||||||||||||||||||||||||||||||||||
| PLANNING PERMISSION WILL BE REFUSED FOR DEVELOPMENT WHICH FAILS TO ADEQUATELY TAKE ACCOUNT OF ITS IMPLICATIONS FOR PEDESTRIAN MOVEMENT. WHERE APPROPRIATE, CONDITIONS WILL BE IMPOSED OR AGREEMENTS SOUGHT TO ENSURE THAT ADEQUATE PROVISION IS MADE FOR PEDESTRIAN MOVEMENT. | |||||||||||||||||||||||||||||||||||||||||||||||
| WHERE THE CIRCUMSTANCES MERIT IT, FINANCIAL CONTRIBUTIONS MAY BE SOUGHT FROM DEVELOPERS TOWARDS THE FOLLOWING MEASURES TO IMPROVE CONDITIONS FOR PEDESTRIANS: | |||||||||||||||||||||||||||||||||||||||||||||||
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| 3.47 | Walking is the easiest and most convenient mode of travel for journeys of less than 1 mile and is the most sustainable of all the modes. Many local journeys currently made by car could be considered suitable for walking if other factors are favourable. This policy seeks to ensure that opportunities are taken wherever possible to make walking safer and more convenient by managing and even removing road traffic in locations which generate pedestrian movement. Financial contributions towards provision will only be sought where it is directly related to the requirements and scale of the proposed development. This policy is consistent with the Borough Council's adopted Sustainable Transport Strategy. | ||||||||||||||||||||||||||||||||||||||||||||||
| Footpath, Bridleway and Cycleway Networks | |||||||||||||||||||||||||||||||||||||||||||||||
| GR16 | |||||||||||||||||||||||||||||||||||||||||||||||
| PLANNING PERMISSION WILL BE REFUSED FOR DEVELOPMENTS WHICH FAIL TO TAKE ACCOUNT OF THE EXISTING FOOTPATH, BRIDLEWAY AND CYCLEWAY NETWORK. WHERE A REQUIREMENT CAN BE DEMONSTRATED, A FINANCIAL CONTRIBUTION MAY BE SOUGHT FROM DEVELOPERS TOWARDS THE IMPROVEMENT AND EXTENSION OF THE NETWORK. | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.48 | The existence of public rights of way such as footpaths and bridleways is evidenced by signposts and waymarks erected and maintained by the County Council as local highway authority. The County Council also have the responsibility for the recording of all such rights of way on definitive maps and statements. The existence of permissive footpaths and other access arrangements, together with relevant planning obligations, will normally be recorded as a local land charge for which the Borough Council is the responsible authority. Financial contributions towards provision will only be sought where it is directly related to the requirements and scale of the proposed development. | ||||||||||||||||||||||||||||||||||||||||||||||
| Car Parking | |||||||||||||||||||||||||||||||||||||||||||||||
| GR17 | |||||||||||||||||||||||||||||||||||||||||||||||
| PROPOSALS WILL ONLY BE PERMITTED WHERE THE CAR PARKING PROVISION DOES NOT EXCEED THE LEVELS CONTAINED IN NATIONAL AND REGIONAL PLANNING GUIDANCE. | |||||||||||||||||||||||||||||||||||||||||||||||
| IN APPROPRIATE CASES WHERE PLANNING PERMISSION IS GRANTED FOR NEW DEVELOPMENT THE COUNCIL MAY SEEK A CONTRIBUTION TOWARDS NECESSARY SUSTAINABLE TRANSPORT MEASURES. | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.49 | The Borough Council's parking standards have been based on the Cheshire Design Aid - Parking (Second Edition) however this document no longer accords with national and regional guidance and is in the process of revision. An interim parking standard policy for non-residential development based on current national and regional parking standards has been adopted by the County Council details of which are contained in the Appendix. When the revision is complete it is intended that the document shall again form the basis for the Borough Council's parking standards. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.50 | Whilst it is inappropriate for a local authority to seek commuted payments based purely around the lack of parking on the site, in appropriate cases contributions towards the provision of sustainable transport measures, such as the introducing on-street parking controls in the vicinity of the site, will be sought where this is required to mitigate the impact of a development. | ||||||||||||||||||||||||||||||||||||||||||||||
| TRAFFIC GENERATION | |||||||||||||||||||||||||||||||||||||||||||||||
| GR18 | |||||||||||||||||||||||||||||||||||||||||||||||
| PROPOSALS WILL ONLY BE PERMITTED WHERE, IN THE OPINION OF THE LOCAL PLANNING AUTHORITY, THE SCALE OF TRAFFIC GENERATED BY DEVELOPMENT IS NOT LIKELY TO WORSEN EXISTING TRAFFIC PROBLEMS TO AN UNACCEPTABLE LEVEL OR INCLUDES MEASURES, OR A DEVELOPER CONTRIBUTION TOWARDS MEASURES, TO OVERCOME ANY DEFICIENCIES IN THE TRANSPORT NETWORK AS A RESULT OF THE DEVELOPMENT. | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.51 | The aim of this policy is to ensure that the existing capacity of the highway network is not overloaded leading to traffic congestion. There may be cases where the establishment of land uses, which are likely to be major traffic generators, may be permitted provided they accord with the other policies of this Local Plan and adequate highway improvements are undertaken or funded by the developer. Such developments should also be capable of being served by public transport and accessible by bicycle and foot. The Local Planning Authority will need to be reassured, through legal agreements and/or planning conditions, that the associated investment in highway improvements is undertaken at the time the development takes place. The Borough Council will only seek measures or developer contributions where these are necessary, relevant and directly related in scale and kind to the proposed development in accordance with the guidance in Circular 1/97 (Planning Obligations). | ||||||||||||||||||||||||||||||||||||||||||||||
| INFRASTRUCTURE | |||||||||||||||||||||||||||||||||||||||||||||||
| GR19 | |||||||||||||||||||||||||||||||||||||||||||||||
| THE BOROUGH COUNCIL WILL REQUIRE ALL NEW DEVELOPMENT TO MAKE ADEQUATE PROVISION FOR ANY INFRASTRUCTURE REQUIREMENTS WHICH ARISE DIRECTLY AS A CONSEQUENCE OF THE DEVELOPMENT PROPOSED; | |||||||||||||||||||||||||||||||||||||||||||||||
| SUCH PROVISION MAY INCLUDE:- | |||||||||||||||||||||||||||||||||||||||||||||||
| I) | ON-SITE FACILITIES DIRECTLY RELATED TO THE PROPOSED DEVELOPMENT; | ||||||||||||||||||||||||||||||||||||||||||||||
| II) | OFF-SITE FACILITIES REQUIRED AS A CONSEQUENCE OF THE PROPOSED DEVELOPMENT, IN ORDER TO AVOID PLACING AN UNDUE BURDEN ON EXISTING INFRASTRUCTURE; | ||||||||||||||||||||||||||||||||||||||||||||||
| III) | A COMMUTED SUM PAYMENT OF MONEY, EITHER OF A SPECIFIC AMOUNT OR BY REFERENCE TO AN AGREED FORMULA, TO ENABLE IDENTIFIED INFRASTRUCTURE REQUIREMENTS TO BE PROVIDED AND, WHERE APPROPRIATE, TO BE MAINTAINED. | ||||||||||||||||||||||||||||||||||||||||||||||
| THE INFRASTRUCTURE CONSEQUENCES OF EACH DEVELOPMENT PROPOSAL WILL BE ASSESSED ON THEIR INDIVIDUAL MERITS, PARTICULARLY IN ASSESSING ON-SITE INFRASTRUCTURE REQUIREMENTS BUT, DEPENDING UPON LOCAL CIRCUMSTANCES, IT MAY BE NECESSARY IN SOME CASES TO VIEW INDIVIDUAL APPLICATIONS COLLECTIVELY IN ASSESSING OFF-SITE INFRASTRUCTURE REQUIREMENTS. | |||||||||||||||||||||||||||||||||||||||||||||||
| WHERE NECESSARY THE BOROUGH COUNCIL WILL SEEK TO SECURE SUCH INFRASTRUCTURE THROUGH PLANNING CONDITIONS AND/OR A LEGAL AGREEMENT. | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.52 | This policy aims to ensure that all new development is properly assimilated into the environment and that adequate and reasonable provision is made to meet the needs and requirements of future users and occupants. This policy therefore, also applies to any new development which may take place on land other than that allocated for such purposes in the Local Plan. It is consistent with Government advice regarding planning obligations and will be enforced through planning conditions and/or legal agreements as appropriate. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.53 | Infrastructure requirements
may include: - new or improved highways and junctions; - provision of public open space; - recreation/community facilities; - nature conservation/landscaping measures; - water supply, sewerage or sewage disposal; - car parking/servicing facilities; - provision of access, pedestrian/cycle ways, public rights of way. |
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| 3.54 | The Borough Council will assess the infrastructure requirements of each scheme when submitted and advise developers accordingly. Development Briefs will identify in more detail the infrastructure requirements for allocated sites in the Local Plan. Supplementary Planning Guidance Notes may also elaborate on particular infrastructure requirements for different forms of development such as housing. Off-site infrastructure requirements for specific housing and employment allocations are also outlined in policy DP7. The Borough Council will only seek measures or developer contributions where these are necessary, relevant and directly related in scale and kind to the proposed development in accordance with the guidance in Circular 1/97 (Planning Obligations). | ||||||||||||||||||||||||||||||||||||||||||||||
| Public Utilities | |||||||||||||||||||||||||||||||||||||||||||||||
| GR20 | |||||||||||||||||||||||||||||||||||||||||||||||
| PROPOSALS FOR DEVELOPMENT REQUIRING UTILITIES INFRASTRUCTURE PROVISION WILL ONLY BE PERMITTED WHERE THE FOLLOWING CRITERIA ARE SATISFIED: | |||||||||||||||||||||||||||||||||||||||||||||||
| I) | THE SITE CAN BE ADEQUATELY DRAINED OF FOUL AND SURFACE WATER WITHOUT CAUSING ANY ENVIRONMENTAL PROBLEM AS A RESULT OF THE ULTIMATE DISCHARGE. THE COUNCIL WILL EXPECT THAT THIS BE TO PUBLIC SEWERS WHERE PRACTICABLE; | ||||||||||||||||||||||||||||||||||||||||||||||
| II) | AN ADEQUATE MEANS OF WATER SUPPLY CAN BE PROVIDED; | ||||||||||||||||||||||||||||||||||||||||||||||
| III) | ADEQUATE ESSENTIAL ACCESS CAN BE PROVIDED FOR MAINTENANCE PURPOSES TO WATERCOURSES AND UTILITIES INFRASTRUCTURE; | ||||||||||||||||||||||||||||||||||||||||||||||
| IV) | THE SITE CAN BE ADEQUATELY PROVIDED WITH OTHER PUBLIC UTILITIES ESSENTIAL TO THE OPERATION AND ENJOYMENT OF THE DEVELOPMENT; | ||||||||||||||||||||||||||||||||||||||||||||||
| V) | THE PROPOSAL CONSIDERS THE NEED TO ASSIST THE PERMEABILITY OF LAND FOR STORM DRAINAGE AND PROTECTING AMENITY AND WATER QUALITY BY MEANS OF SELECTING AND USING SUSTAINABLE DRAINAGE SYSTEMS (SUDS), AS APPROPRIATE. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.55 | This policy aims to ensure that all new development is capable of being served by essential public utilities without detriment to the environment or the needs of the operators. | ||||||||||||||||||||||||||||||||||||||||||||||
| Flood Prevention | |||||||||||||||||||||||||||||||||||||||||||||||
| GR21 | |||||||||||||||||||||||||||||||||||||||||||||||
| PROPOSALS FOR NEW DEVELOPMENT OR THE INTENSIFICATION OF EXISTING DEVELOPMENT WITHIN FLOOD PLAINS, AS IDENTIFIED ON THE PROPOSALS MAP, WILL ONLY BE PERMITTED WHERE ALL THE FOLLOWING CRITERIA ARE SATISFIED: | |||||||||||||||||||||||||||||||||||||||||||||||
| I) | APPROPRIATE FLOOD PREVENTION AND MITIGATION MEASURES ARE PROVIDED AS PART OF THE DEVELOPMENT TO AVOID UNACCEPTABLE RISK OF FLOODING; | ||||||||||||||||||||||||||||||||||||||||||||||
| II) | THE PROPOSAL WOULD NOT CREATE OR EXACERBATE FLOODING ELSEWHERE; | ||||||||||||||||||||||||||||||||||||||||||||||
| III) | THE PROPOSAL WOULD NOT UNACCEPTABLY AFFECT LANDSCAPE CHARACTER, NATURE CONSERVATION, GEOLOGICAL, HISTORIC OR ARCHAEOLOGICAL INTERESTS; | ||||||||||||||||||||||||||||||||||||||||||||||
| IV) | THE PROPOSAL WOULD NOT RESULT IN EXTENSIVE AND UNACCEPTABLE CULVERTING; | ||||||||||||||||||||||||||||||||||||||||||||||
| V) | THE PROPOSAL WOULD NOT ADVERSELY AFFECT THE INTEGRITY OR CONTINUITY OF EXISTING FLOOD DEFENCES OR HINDER ACCESS TO WATERCOURSES FOR MAINTENANCE PURPOSES; | ||||||||||||||||||||||||||||||||||||||||||||||
| VI) | THE PROPOSAL ACCORDS WITH OTHER POLICIES OF THE LOCAL PLAN. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.56 | New development and redevelopment can have significant implications for flood risk. The Environment Agency has identified those areas within the Borough, as shown on the Proposals Map, within which new developments may be liable to flooding and may increase the risk of flooding in other areas by reducing the storage capacity of the floodplain and increasing surface water run-off. The boundaries of those areas shown on the Proposals Map are based on information which is not definitive and may be subject to change in light of more detailed surveys. In determining applications for development, the Borough Council will apply the risk-based approach through a sequential test of the potential risk of flooding as set out in paragraph 30 of PPG25. In the application of the sequential test, the Borough Council will consult and take advice of the Environment Agency. | ||||||||||||||||||||||||||||||||||||||||||||||
| OPEN SPACE PROVISION | |||||||||||||||||||||||||||||||||||||||||||||||
| GR22 | |||||||||||||||||||||||||||||||||||||||||||||||
| WHERE RESIDENTIAL PLANNING PERMISSION IS GRANTED IT WILL BE A REQUIREMENT THAT PROVISION BE MADE FOR PUBLIC OPEN SPACE OF AN EXTENT, QUALITY, DESIGN AND LOCATION IN ACCORDANCE WITH THE BOROUGH COUNCIL'S CURRENTLY ADOPTED STANDARDS AND HAVING REGARD TO EXISTING LEVELS OF PROVISION. | |||||||||||||||||||||||||||||||||||||||||||||||
| IN APPROPRIATE CASES THE BOROUGH COUNCIL MAY ACCEPT A COMMUTED PAYMENT TO PROVIDE OR IMPROVE FACILITIES ELSEWHERE IN THE LOCALITY IN LIEU OF ON-SITE PROVISION, PROVIDING THE ALTERNATIVE IS NEAR TO AND EASILY ACCESSIBLE FROM THE HOUSING SITE. SUCH PAYMENT IS TO BE CALCULATED IN ACCORDANCE WITH THE BOROUGH COUNCIL'S CURRENTLY ADOPTED STANDARDS. | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.57 | The aim of this policy is to ensure that all developers of residential land are aware of the need to design and to implement their schemes in accordance with the appropriate standards of public open space provision, currently outlined in the Borough Council's Supplementary Guidance Note 1 (as adopted in October 2003 or as subsequently amended) entitled 'Provision of Public Open Space in New Residential Development'. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.58 | It is also recognised by the Council that, there may be certain circumstances where it is preferable for a developer to contribute towards the provision of new open space or to the improvement of an existing area of open space elsewhere in the locality, rather than to provide on-site provision. Where the Borough Council considers this to be an appropriate alternative to the provision of public open space within the site it will require a contribution from the developer towards capital and maintenance costs to equate to that which would have been incurred had open space been provided within the development site itself. The basis for determining this calculation is also set out in the Borough Council's Supplementary Guidance Note 1 entitled 'Provision of Public Open Space in New Residential Development'. | ||||||||||||||||||||||||||||||||||||||||||||||
| PROVISION OF SERVICES AND FACILITIES | |||||||||||||||||||||||||||||||||||||||||||||||
| GR23 | |||||||||||||||||||||||||||||||||||||||||||||||
| PROPOSALS WHICH ARE LIKELY TO INTENSIFY OR CREATE SHORTFALLS IN THE PROVISION OF ESSENTIAL SERVICES OR FACILITIES WILL NOT BE PERMITTED UNLESS THESE ARE PROVIDED AS PART OF THE DEVELOPMENT OR A DEVELOPER CONTRIBUTION IS MADE TOWARDS MEETING ANY IDENTIFIED SHORTFALL. | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.59 | The aim of this policy is to ensure that new development does not exacerbate a situation regarding the provision of essential services or facilities which is already unsatisfactory or cannot be met as direct consequence of the development. Such services and facilities may include the provision of public utilities, education and health services and the fulfilment of other statutory duties. The level of any contribution from a developer would need to be fairly and reasonably related in scale and kind to the proposed development and the level of demand created by the development. The Policy will be applied through consultation with relevant service providers and statutory undertakers as appropriate. | ||||||||||||||||||||||||||||||||||||||||||||||
| WIDER ENVIRONMENTAL CONSIDERATIONS | |||||||||||||||||||||||||||||||||||||||||||||||
| GR24 | |||||||||||||||||||||||||||||||||||||||||||||||
| ALL PROPOSALS WILL BE EXPECTED TO HAVE REGARD TO THE WIDER ENVIRONMENTAL CONSEQUENCES ARISING FROM THEIR DEVELOPMENT. AN ENVIRONMENTAL IMPACT ASSESSMENT WILL BE REQUIRED FOR ANY PROPOSAL WHICH FALLS WITHIN THE SCOPE OF THE TOWN & COUNTRY PLANNING (ENVIRONMENTAL IMPACT ASSESSMENT) REGULATIONS. IN THE CASE OF OTHER PROPOSALS OUTSIDE THE SCOPE OF THE REGULATIONS BUT WHICH ARE LIKELY TO HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT, THE BOROUGH COUNCIL WILL ENCOURAGE THE VOLUNTARY SUBMISSION OF AN ENVIRONMENTAL STATEMENT. | |||||||||||||||||||||||||||||||||||||||||||||||
| WHERE THE DEVELOPMENT STATUTORILY REQUIRES AN ENVIRONMENTAL IMPACT ASSESSMENT TO BE SUBMITTED, OR WHERE AN ENVIRONMENTAL STATEMENT IS VOLUNTARILY SUBMITTED, THIS SHALL BE A THOROUGHLY RESEARCHED DOCUMENT PROVIDING SUFFICIENT INFORMATION TO ENABLE THE BOROUGH COUNCIL TO ASSESS THE ENVIRONMENTAL EFFECTS OF THE PROJECT. | |||||||||||||||||||||||||||||||||||||||||||||||
| 3.60 | The wider environmental consequences of development are important considerations in achieving sustainable development. These include issues such as energy conservation, global warming, the reduction in greenhouse gases, waste disposal and the prudent use of natural resources. These all have land use implications for development in that they arise directly as a result of changes in land use patterns and the transport and infrastructure needed to serve them. | ||||||||||||||||||||||||||||||||||||||||||||||
| 3.61 | In order to evaluate the impact which certain types of developments may have on the wider environment as well as the immediate surroundings, the Borough Council may require the submission of an Environmental Impact Assessment as laid down in the Town and Country Planning (Environmental Impact Assessment) Regulations 1999. Guidance on the regulations and requirements governing an Environmental Impact Assessment are set out in Circular 02/99. It is the developers responsibility to prepare the Assessment in accordance with the regulations. Advice on the format and content of an EIA is set out in Circular 2/99 and in the DETR good practice guide - ''Preparation of Environmental Statements for Planning Projects that Require Environmental Assessment''. | ||||||||||||||||||||||||||||||||||||||||||||||
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