City of Derby Local Plan Review - Revised Deposit Autumn 2002 - Header Graphic
 
   

Chapter 4

REGENERATION
   

Introduction
4.1 Regeneration is a key theme of the Local Plan Review and a vital component of its sustainability agenda. National planning objectives encourage Local Authorities to contribute to an urban renaissance by making urban living more popular. Regeneration is also an important corporate objective at the local level. For instance, the Derby City Partnership Strategy ‘Derby’s 20:20 Vision’ specifically identifies the importance of improving and redeveloping key sites, principally within the Inner City. Policies identify a number of specific regeneration opportunities and priority areas. This chapter sets out policies for mixed use regeneration opportunities (Policies R2 – R6). City Centre regeneration priorities are contained in Chapter 5 (Policies CC4, CC5, CC6, CC8, CC9, CC12 and CC13) and Employment regeneration opportunities are set out in Chapter 7 (Policies EP1, EP2, EP3, EP5, EP6 and EP7). This Chapter also gives a special status to the Normanton Road/ Peartree Road area as a Linear Centre and includes a policy to support its continued regeneration.
   

Regeneration Strategy
  R1 Regeneration Priorities
  The City Council will give priority to the implementation of the following key regeneration opportunities:
  Employment:
 
  City Centre
 
  Mixed Use Regeneration Opportunities
 
  Learning and Health
 
  The Council will also give weight to development proposals that offer regeneration opportunities within the Council’s Neighbourhood Priority Areas, the Derwent Community Partnership Area (New Deal) and the City Centre.
   
4.2 Successful urban regeneration is vital to the sustainable development agenda. This means revitalising existing urban areas by bringing derelict and redundant land and buildings back into beneficial use. It also means supporting the Council’s wider anti-poverty and social inclusion objectives. Specific priority is given to the Council’s Priority Neighbourhoods, the New Deal Area, the City Centre and a number of key priority regeneration sites throughout the City. The key regeneration opportunity sites reflect the priorities of the Derby City Partnership. The City Centre Eastern Fringes Area Action Plan DPD will provide a detailed planning framework for a major regeneration opportunity to the east of the City Centre, including the Castle Ward and DRI areas. Once adopted, this will supersede relevant policies set out in the Local Plan.
4.3 In order to help bring some of these sites forward, Derby Cityscape Ltd, Derby’s Urban Regeneration Company, have published the Derby Cityscape Masterplan (2005). This provides important supplementary planning guidance and will complement other schemes such as ‘Connecting Derby’.
   

Mixed Use Regeneration Opportunities
  R2 Friar Gate Station and Environs  (Click here to see map)
  10 hectares is identified as a major mixed use regeneration opportunity on land around the former Friar Gate Railway Station.
  Redevelopment of the site should meet the following objectives:
  1. The construction of a minimum of 500 dwellings, of which 300 are expected to be completed within the plan period. The City Council will seek to negotiate the provision of a minimum of 150 affordable dwellings and appropriate supporting facilities;
  2. The retention, restoration and future maintenance of the Grade 2 Listed Buildings and their settings;
  3. Safeguarding a route for the proposed Mickleover/Mackworth Express Busway;
  4. A cycleway/walkway between Granville Street and the City Centre (east/west);
  5. A cycleway/walkway between Uttoxeter New Road and St. Alkmund’s Way (north/south);
  6. A survey and mitigation strategy, to the satisfaction of the City Council of features of natural history importance;
  7. A survey of ground conditions within the site and the preparation of a mitigation strategy to demonstrate how any contamination will be alleviated.
  Suitable additional uses include:
  a. Business (B1);
  b. Leisure (D2);
  c. Food and drink (A3, A4 and A5);
  d. Non-residential institutions (D1);
  e. Residential institutions (C1, C2 and hostels).
  Permission will also be granted for convenience retail use on the ground floor of the Bonded Warehouse, related in scale and nature to the needs of the locality, as a means of securing the preservation of the listed building.
   
4.4 This is a large site made up of the former Friar Gate Station, the former East Midlands Electricity site, and other adjoining land in various ownerships. The City Council considers that a residential led mixed-use scheme provides the best opportunity for securing the redevelopment of the site and reuse of the listed buildings. Its brownfield nature and proximity to both the City Centre and the potential Mickleover-Mackworth Express Busway make it an ideal site for the creation of a sustainable urban community. Given the site’s central location and its good connection to the public transport network, the Council will give particular weight to the requirements of Policy H13, especially to the need for an ‘urban’ form of development, and to the need to encourage means of transport other than the private car.
4.5 Development schemes should pay full attention to the important conservation issues presented by this site. The Bonded Warehouse and Engine Shed are important heritage features on the site, for which new uses must be found as part of any development scheme. The space inside the Bonded Warehouse is part of its character and uses which minimise internal subdivision are likely to be favoured. Although retail is not included in the list of suitable additional uses of the site, it would, if related in scale and nature to the needs of the locality, be one way of achieving this objective. It is anticipated that some 2290 m2 (gross) of convenience retail floorspace can be accommodated on the ground floor of the warehouse. The site also contains a great diversity of plant species and provides a habitat for butterflies. These are identified and offered protection under Policy E4 and Appendix B and any planning application will need to be accompanied by an analysis of the likely effects on them and propose mitigating measures for any damage likely to occur. The Derbyshire Wildlife Trust will be consulted on this matter.
4.6 Proposals for a cycleway-walkway from Granville Street to the City Centre is a longstanding proposal that will improve access by means of transport other than the car. The cycleway-walkway between Uttoxeter New Road and St. Alkmund’s Way forms part of the City Centre Integrated Transport Project, part of a package of proposals which will replace the previous Inner Ring Road scheme.
4.7 There is uncertainty about how much new employment floorspace will be brought forward within the site and so no specific figure is included within Table 7.1 as contributing to Structure Plan employment land targets.
  R3 Land to the south of Slack Lane  (Click here to see map)
  12.9 hectares of land is identified as a major mixed use regeneration opportunity on land to the south of Slack Lane. On land between Slack Lane itself and the line of the former railway, planning permission will only be granted for residential development (C3) and supporting uses. Elsewhere, permission will be granted for business and industrial uses (B1 and B2) and for residential development (C3) and supporting uses provided that a satisfactory living environment can be provided.
  The City Council will prepare a planning and design brief for the site. A minimum of 100 dwellings will be provided on land between Slack Lane and the line of the former railway. The City Council will seek to negotiate the provision of affordable housing based on a target of 30% of the overall housing provision on the site. Any development scheme must also safeguard a route for the proposed Mickleover/Mackworth Expressway Busway.
   
4.8 This area lies between residential properties to the north of Slack Lane and the former Rowditch Tip to the south. Large parts of it are either vacant or underused and some parts have a generally ‘run-down’ feel. Its regeneration would help to improve the physical environment of the site itself as well as the surrounding area. The Council recognises that many important existing businesses operate from this site and are likely to want to continue to do so. It will therefore encourage comprehensive proposals which bring vacant and underused areas back into productive use, whilst providing for the long-term needs of existing businesses.
4.9 It offers substantial opportunities for mixed uses. Housing would consolidate the existing residential area at Slack Lane and public open space could be located to benefit the wider area. Land to the north of the former railway is therefore the preferred location for housing. A minimum target is set to ensure that sufficient housing is provided to create a viable residential community. Should more than 100 dwellings be developed the Council will seek to negotiate an increased affordable housing requirement in line with Policy H11. Business and industrial uses will help to retain job opportunities in this mainly residential part of the City. These would be most appropriately located to the south of the former railway to protect residential amenity.
4.10 The potential for a Mickleover-Mackworth Express Busway is currently being investigated. Such a scheme would necessitate the protection of land along the former railway line through the site.The Council will also consider whether there is potential along this route for part of the strategic cycle way that runs from beyond the City boundary west of Mickleover into the former Friar Gate Station regeneration site.
4.11 It is unlikely that significant amounts of new employment floorspace will be brought forward within the site and so no specific figure is included within Table 7.1 as contributing to Structure Plan employment land targets.
  R4 Land at the former Manor and Kingsway Hospitals  (Click here to see map)
  38.0 hectares of land at the former Manor and Kingsway Hospitals is identified as a major mixed use regeneration opportunity. Planning permission will be granted for a mixed use development which includes:
  a. A high quality business park (Class B1) on no less than 6.9 hectares;
  b. The erection of a minimum of 500 open market dwellings;
  c. The erection of a minimum of 200 ‘key worker’ residential units;
  d. Extensions to existing healthcare uses;
  e. New healthcare uses and ancillary facilities, including car parking and a nursery;
  f. A park and ride interchange.
  Development proposals should:
  1. be accompanied by a Transport Assessment;
  2. provide measures to encourage alternative modes of transport to the car; related road and junction improvements; and high quality pedestrian and cycle routes within the site;
  3. provide measures to secure improvements to the surrounding road network to facilitate public transport and any necessary road and junction improvements;
  4. include phased implementation of the business and residential uses;
  5. secure the retention of trees and landscape features which make a significant contribution to the character and appearance of the site;
  6. make provision for sports facilities based on a robust and up-to-date assessment of the need for such facilities.
  The City Council will seek to enter into an obligation under Section 106 of the 1990 Act to secure open space provision, community facilities, affordable housing (key worker units) and measures to promote walking and cycling including a contribution towards a link across the A38 to the proposed Bramble Brook cycle route (Policy T15(15)).
   
4.12 Most of this site is now surplus to health care requirements. As a partly previously developed site within the urban area, the site offers opportunities for a significant residential led mixed use redevelopment. In addition to the major residential allocation, the site offers significant potential for business development to complement the mainly residential areas of western Derby and meet the Plan's sustainability objectives. The attractive grounds of the former hospitals offer a good location for well designed, high quality office and business development that can take advantage of a good location close to the A38 and A50. Employment uses will also provide more employment opportunities on the mainly residential western side of the City. The various health organisations have also identified a number of health care needs for part of the site, including 200 residential units for medical staff. This 'key worker' housing meets the requirement to provide a proportion of affordable housing within the site. The Council will seek to enter into an obligation under S106 of the 1990 Act to secure this if provision cannot be secured and guaranteed by planning condition.
4.13 The Council will also seek to enter into an obligation under S106 of the 1990 Act to secure public open space and other community facilities appropriate to a residential development of this scale, such as a community building and recreation facilities. Measures to promote walking and cycling and a contribution towards a link across the A38 will be sought to reduce reliance on the car and to promote healthier lifestyles.
4.14 Development of the site should be phased to ensure that previously developed parts of the site are brought forward before greenfield areas and to ensure the early release of land proposed for employment use.
4.15 Layout, design and materials should include measures to retain and enhance the high quality landscaping features and existing buildings within the site and the adjoining green wedge.
4.16 Proposals should make provision for sports facilities based on an up-to-date assessment of need. Such an assessment should consider the issue of loss of former sports pitches and how this will be addressed within the context of Policy L6 (Sports Pitches and Playing Fields) and national guidance set out in PPG17.
4.17 Development proposals will need to be accompanied by a flood risk assessment and include an appropriate mitigation strategy if required.
4.18 The Council will expect development proposals to respect the living environment of residents of Cherry Tree Close and the intensive care unit.
4.19 The Council will prepare a Supplementary Planning Document for this site to provide additional detail and guidance.
  R5 Baseball Ground  (Click here to see map)
  3.4 hectares is identified as a major mixed use regeneration opportunity at and around the Baseball Ground. Any redevelopment scheme should include a minimum of 150 dwellings (Use Class C3). The City Council will seek to negotiate the provision of affordable housing based on a target of 30% of the overall housing provision on the site. An additional 25% incidental open space should be provided over and above the usual standards set out in this plan. Other acceptable uses are:
  a. Leisure and recreation uses of an open nature;
  b. Business development (Use Class B1);
  c. Community uses;
  d. Residential institutions (Use Class C2).
  Any development scheme should make improvements as necessary to the following:
  e. The buffer between housing and industrial areas;
  f. Off-street parking / servicing provision to existing properties;
  g. The road network servicing existing industrial premises in the immediate area.
   
4.20 Derby County Football Club no longer require the Baseball Ground which now offers a substantial opportunity for redevelopment. The Council has prepared a planning brief for the site. The Rosehill / Peartree area has deficiencies in open space provision with respect to the standards set out in this Plan. The area is also one of the most socially disadvantaged in the area, lacking many of the community facilities available to other areas. To help address these issues, the Council will require any residential development scheme to provide an additional 25% incidental open space over and above normal standards in line with the Baseball Ground Development Brief. Any development scheme would need to pay attention to the relationship between housing and industrial areas to protect and, where possible, improve living environments. The City Council would welcome some form of public art, or other suitable feature, within the redevelopment scheme which marked and celebrated the historic and cultural significance of the Baseball Ground to the City. The stadium is also included in the Sites and Monuments Register (SMR).
4.21 Whilst employment development is an acceptable use, it is not considered to be sufficiently likely to occur to justify being included as a contribution to meeting Structure Plan targets. Should any scheme include employment land, this is unlikely to be so much as to result in an oversupply.
  R6 Darley Abbey Mills  (Click here to see map)
  Darley Abbey Mills is identified as a site of significant architectural and historical value that presents a major opportunity for mixed use regeneration. Planning permission will be granted for the conversion of existing buildings for the following uses to secure the retention, restoration, maintenance and continued use of the listed buildings, providing they are compatible with its architectural and historical character:
  a. Business use (B1);
  b. Residential (C3)
  c. Non-residential institutions (D1)
  All development proposals should fully respect the high quality environment and conservation interests of the Mills complex and its important contribution to the World Heritage Site. To this end, the Council will restrict new extensions and where possible, will negotiate the removal of modern additions. Within the mainly open area in the north-eastern part of the site, built development will only be acceptable in exceptional circumstances where a convincing case can be made that the benefits of the development to the Mills complex outweigh its visual impact on the setting of the listed buildings and on the character of the Conservation Area and that of the World Heritage Site.
   
4.22 Darley Abbey Mills forms part of the Darley Abbey Conservation Area and contains a mix of uses of a predominantly business and industrial nature. As such, it plays an important role in defining the industrial character of the Derwent Valley Mills World Heritage site. In line with the objective of the Derwent Valley Mills Management Plan, the Council has prepared a strategy for the Conservation Area as a whole. It has also undertaken a condition survey of the Mills together with English Heritage who have carried out detailed research into the historic significance of the mill complex which any development would need to respect. In considering residential proposals, the Council will have regard to the need to limit unnecessary alterations to the internal layout of the listed buildings. It is therefore unlikely that residential conversions will be acceptable for all buildings and for this reason no contribution towards housing supply is assumed in Table 1 of the Housing Chapter. Residential uses such as hotels, hostels or institutional uses such as student accommodation are unlikely to be acceptable for the same reasons. For similar reasons, it is unlikely that significant new build will be permitted, either as extensions to existing buildings or as free standing new build. The Council will also seek to negotiate the removal of modern additions where appropriate as a means of improving the visual aspect of the historical area. The mainly open area at the north-eastern end of the site is a good example of the need to retain openness to reflect the historical urban form and ensure that the Listed Buildings are not overshadowed by dominant new build. The only exception to this will be where benefits of development to the Mills complex outweigh its visual impact, but even in such situations impact on the setting of listed buildings and the character of the Conservation Area and the World Heritage Site will be given very considerable weight.
4.23 It is unlikely that significant amounts of new employment floorspace will be brought forward within the site and so no specific figure is included within Table 7.1 as contributing to Structure Plan employment land targets.
   

Regeneration Areas

  R7 Markeaton Brook Mixed Use Area  (Click here to see map)
  Within the Markeaton Brook mixed use area, planning permission will be granted for:
  a. Education and related uses associated with the University of Derby;
  b. Business use (B1);
  c. Residential and related uses (C1, C2, C3 and hostels)
  d. Non-residential institutions (D1) and assembly and leisure uses which are unlikely to generate large numbers of visitors; and
  e. Extensions to existing concerns.
   
4.24 The Markeaton Brook area falls within the University District defined on the Proposals Map and it is envisaged that potential exists for further University related development should this be needed. This part of the District also offers opportunities for further residential development, mainly in the form of conversion and redevelopment of existing buildings. Nevertheless, the area retains a strong business and industrial base and expansions of existing businesses, or new business development would be consistent with the existing character. However, heavier industry is likely to have unacceptable effects on the amenity of the residential uses.
  R8 Normanton Road / Peartree Road Linear Centre  (Click here to see map)
  Planning permission will be granted for shops (A1) and other uses which:
  a. are compatible with the general scale, nature and function of the centre; and
  b. contribute to the vitality, viability and regeneration of the centre.
  At ground floor level, residential development (C3), Hotels and Residential Institutions (C1, C2), and Hostels will be restricted to areas outside the defined Primary Frontages.
  Redevelopment of the former Presto site will be permitted provided this includes a substantial element of retail development.
   
4.25 This is a traditional Victorian Centre that has grown up in a linear fashion along the Normanton and Peartree Roads. It contains a wide mix of uses, including retail and other similar commercial activities. It also provides community and other services for Derby's minority ethnic population and has a city-wide role for diverse cuisines. Indeed, the City Council is now promoting this feature as part of its tourist strategy. Towards its southern end, commercial uses are interspersed with other uses such as housing.
4.26 In the past, this area has exhibited symptoms of decline, including significant vacancy problems. The Council has responded to this by measures to improve the physical environment and planning policies to help maintain a vibrant and prosperous core to the Centre, most recently using finance from 'City Challenge'. This strategy has had a great deal of success and the Centre now has more vibrancy and fewer vacancies. The Council recognises that it must continue to help regenerate the area. It has been successful in obtaining further resources from the SRB 6 Programme and is continuing to bid for further resources as they become available. Key elements of the existing strategy are maintained. In particular, the Plan continues to encourage physical improvements to buildings and the environment of the area to make it more attractive. In addition to improvements to the urban fabric and general environment of the Centre, the Council will also give weight to benefits to the local population in terms of the range of goods and services offered and employment opportunities created when considering new development proposals. In this respect, the former Presto site in the middle of the centre has particular potential for regeneration. It also seeks to protect the retail and commercial core of the Centre by restricting wholly non-commercial uses to outside the defined primary shopping frontages. This may have the added benefit of bringing underused or vacant units in the periphery of the centre (which have suffered most with vacancies) back into beneficial use.
4.27 At the northern end of the Centre is the Southgate Retail Park, which incorporates a number of retail and similar uses, and the former Mackworth College site which has an extant outline planning permission for retail and leisure development. These are included in the Centre because of the contribution they can make to local shopping services.
 
 
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