City of Derby Local Plan Review



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Chapter 5
CITY CENTRE

Introduction
5.1	This chapter reflects the importance of the City Centre and the Council’s commitment to its regeneration. It establishes a strategy that emphasises opportunities for mixed uses and a strong commercial core. This is achieved by identifying an extensive and mixed use Central Area and a more tightly defined core into which new retail development is guided.
5.2	Derby Cityscape Ltd, Derby’s Urban Regeneration Company, was established in April 2003. It aims to deliver a co-ordinated approach to the physical, environmental, economic and social regeneration of the City Centre. The Derby Cityscape Masterplan was approved in 2005 and provides a design context and guidance for future development proposals. It also complements and incorporates other schemes currently being developed and implemented, including the 'Connecting Derby' integrated transport proposals. An overall integrated approach to the regeneration of the City Centre will have positive economic and environmental benefits and will help secure European Objective 2 funding for the implementation of identified schemes and development projects.
5.3	The Chapter includes policies to guide large redevelopment schemes at Becket Well, the Bus Station and the former Castlefields Main Centre (Westfield), which is now under construction. There are major opportunities for new housing development on sites to the north and east of the River Derwent as well as within some of the redevelopment schemes. Other important sites include the Magistrates' Courts, Police Station and Cathedral Gardens on Full Street.
5.4	The Review makes provision for the ‘Connecting Derby’ scheme as proposed in the Joint Local Transport Plan. Policies on car parking are designed to discourage car borne commuting to the City Centre, whilst supporting the Centre’s vitality and viability.

Central Area
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	CC1	City Centre Strategy
	The City Council’s strategy is to consolidate and enhance the role of the City Centre as a key sub-regional centre. New investment which strengthens and integrates its retail, employment, leisure, cultural and residential functions will be permitted to support sustainable development objectives.
	New retail development will be permitted having regard to the following criteria:
	a.	Maintaining the compactness, vitality and viability of the City Centre Shopping Area;
	b.	Strengthening the retail function of the City Centre Shopping Area;
	c.	Improving pedestrian flows to less well used pedestrian routes, especially where this will improve trading levels for existing shops.
	In considering development proposals, the Council will seek to improve the City Centre’s physical environment and access by means of transport other than the private car. The Council will also seek to strengthen the vitality and viability of the central and northern parts of the City Centre Shopping Area

5.5	Derby City Centre is the main focus for commercial uses, business and shopping within the City and its environs. Maintaining and enhancing its role as a sub-regional centre is a key policy of the Joint Structure Plan. To this end, the Council seeks to encourage new investment into the Centre and to improve the range and quality of services offered. Changes in people’s shopping and leisure patterns have led to a wider range of uses within the Centre, including the growth of food and drink outlets, the ‘evening economy’ and more leisure and residential accommodation. The Plan seeks to support a diverse City Centre by identifying a wide Central Area and encouraging mixed uses within it. There are major opportunities for new regeneration schemes within the Central Area as highlighted in the Regeneration Chapter.
5.6	Within this wide Central Area, a more tightly defined commercial core, known as the City Centre Shopping Area, has been identified (see Policy CC2). The Plan seeks to guide new retail development into this area. It also seeks to strengthen the vitality and viability of its central and northern parts which lie in the general area between Iron Gate, Victoria Street / Wardwick and The Strand. Parts of this area have lost shopping in recent years and the Council hopes to encourage new investment to revitalise the area as a whole and increase pedestrian flows.
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	CC2	City Centre Shopping Area (Click here to see map)
	Within the City Centre Shopping Area defined on the Proposals Map, (subject to specific provisions for Primary Frontages, the Sadler Gate/Strand Arcade Special Shopping Area and identified sites), planning permission will only be granted for the following uses:
	At all floor levels:
	a.	Shops (A1);
	b.	Financial and professional services (A2);
	c.	Food and drink uses (A3, A4 and A5), subject to Policy S12; and
	d.	Laundrettes, theatres, amusement arcades.;
	e.	Hotels and residential institutions (Use Class C1 and C2) and hostels;
	f.	Non-residential institutions (Use Class D1);
	g.	Assembly and leisure uses (Use Class D2).
	At first floor level and above:
	h.	Residential development (C3); and
	i.	Office development within Use Class B1.

5.7	This is the core of the Central Area and is the main focus for retail activity within Derby. It is into this area that the Council wishes to guide further retail investment in order to strengthen and improve the centre as a whole. While shops are the dominant use, there are also important commercial and leisure uses which generally add to its vitality and viability. Furthermore, the Council considers that residential uses and office development can also contribute to improving the mix of uses in the City Centre and its overall vibrancy. These uses will be permitted at first floor and above. A wider range of uses, at different floor levels, may be permitted in certain parts of the Central Shopping Area under policies for specific sites.
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	CC3	Primary Frontages (Click here to see map)
	Within the City Centre Shopping Area Primary Shopping Frontages, as defined on the Proposals Map, planning permission will only be granted for shops (A1), financial and professional services (A2) and food and drink uses (A3, A4 and A5) at ground floor level. Proposals to change the ground floor use of an existing shop unit to financial and professional services (A2) or food and drink (A3, A4 and A5) will only be permitted where:
	a.	The proposal would sustain or enhance the shopping role and character of the City Centre; and
	b.	The proposal would not undermine the vitality and viability of a specific frontage or group of frontages, either alone or cumulatively with other existing or approved non-shopping uses.
	Where planning permission is granted, conditions will be imposed requiring a ground floor shop window, with a display of visual interest, and a ground floor public reception area to be provided and maintained.

5.8	Some frontages in the City Centre Shopping Area are particularly important to its regional competitiveness, vitality and viability. They usually contain well known international and national ‘multiple’ retailers. However, they also can contain other uses, mainly food and drink outlets or banks and building societies. A mix of such uses can contribute to a vibrant shopping area, but it is important that primary frontages do not lose their mainly shopping character. The Plan therefore aims to prevent excessive concentrations of non-shopping uses, or the loss of key shopping units that might fragment and undermine important retail frontages. Bearing in mind these objectives, uses falling outside Use Classes A1, A2 and A3, A4 and A5 will not normally be permitted at all within Primary Frontages. These restrictions will not generally apply to units above ground level except where a proposal might undermine the vitality and viability of a ground floor unit.

Major Projects
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	CC4	Becket WellPolicy Area (Click here to see map)
	The Becket Well Policy Area is identified as a major mixed-use regeneration opportunity. Planning permission will only be granted for proposals that:
	Contribute to, and do not prejudice, the comprehensive redevelopment and improvement of the area; Support and contribute to the objectives of the City Centre Strategy (Policy CC1); Provide a mix of uses consistent with the nature and function of the City Centre; Exhibit a high quality of design and layout, and; Provide adequate car parking and servicing facilities.
	Improvements to the fabric and environment of Green Lane will be undertaken and a pedestrian link will be achieved from Green Lane to St Peter’s Street.
	In the event of proposals involving the redevelopment of the Central United Reformed Church, the City Council will seek to enter into a Section 106 Obligation to secure its replacement on an appropriate site in the City Centre.

5.9	Within the Becket Well area, behind successful primary shopping frontages, there is a significant amount of under-used land and buildings within a poor environment. The Council has identified this land as a major opportunity for mixed use development which will improve Derby City Centre’s regional competitiveness, increase sustainability and increase pedestrian flows. The policy does not seek to be prescriptive about the precise mix of uses, but these will have to be compatible with Policy CC2.
5.10	The built environment around Green Lane is of a higher quality and it is envisaged that this part of the site will be retained and refurbished. The pedestrian link to the St Peter’s Street area will help to improve connections between these and strengthen retail viability and vitality, especially of the Green Lane area. The site includes a wide variety of properties, including Debenhams Department Store, substantial areas of car parking and the site of Duckworth Square.
5.11	The Derby City Centre Car Parking Study Final Report (November 2002) identifies a need for an additional 500 short stay parking spaces. It identifies Becket Well as a suitable location. However, until the precise nature of re-development at Becket Well can be established, there can be no certainty as to how much additional car parking can be provided in this location.
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	CC5	Castlefields Main Centre (Westfield) (Click here to see map)
	Planning permission will be granted for a high quality redevelopment of the Castlefields Main Centre and the Coliseum Centre for a retail led development scheme. Proposals should:
	a.	Integrate well with the existing Eagle Centre;
	b.	Protect and enhance the vitality and viability of the City Centre Shopping Area as a whole;
	c.	Provide additional parking to help meet the needs of the development, taking into account other transport improvements.
	The City Council will also seek to enter into an obligation under Section 106 of the 1990 Act to provide or undertake the following:
	d.	Improve public transport facilities, links to the bus station site (CC6) and the footway/cycleway route to the railway station.
	In addition, proposals could include a replacement of the existing Register Office.
	In assessing any proposals, the Council will require the submission of a retail assessment and a transport assessment.

5.12	The Castlefields Main Centre was a 1960s shopping and office development. It has been identified as a major opportunity for retail led development to help meet identified capacity for comparison retail floorspace and improve Derby’s regional competitiveness. It will also contribute to sustainable development objectives. At the time of adopting the Local Plan Review, the scheme was under way and the Register Office has already been relocated to the Market Place. The policy will, however, guide any further planning applications or variations to the approved scheme should these be submitted. Any alterations to the existing proposals should continue to be well integrated with the existing Eagle Centre to ensure the overall vitality and viability of the City Centre. Because this scheme could shift the focus of retailing further to the south of the City Centre, it will be important to ensure that the vitality and viability of other parts of the centre, especially those to the north, are not adversely affected.

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	CC6	Bus Station (Riverlights) (Click here to see map)
	Planning permission will be granted for the comprehensive redevelopment of the existing bus station and Cock Pitt Phase 2 site to provide a new high quality bus/coach station. As part of this redevelopment, planning permission will also be granted for a hotel, business and office development (B1), residential uses (C3), non-residential institutions (D1), assembly and leisure uses (D2), food and drink uses (A3) and a limited amount of retail development provided this is ancillary to the main uses on this site.
	Proposals should:
	a.	Include a bus/coach station capable of meeting identified foreseeable public transport needs;
	b.	Be of sensitive design which integrates the scheme with and improves public access to the riverside;
	The City Council will also seek to enter into an obligation under Section 106 of the 1990 Act to provide or undertake the following:
	c.	Include necessary improvements to the surrounding road network;
	d.	Include public transport, pedestrian and cycle access improvements, including a joint use cycleway/walkway between the Morledge and the Riverside;
	e.	Include substantial new tree planting and use of environmental art.

5.13	As part of a package of measures to reduce car use and provide a healthier, safer and more attractive City Centre, the Council will seek the redevelopment of the existing bus station and adjoining land to provide a new high quality bus/coach station and leisure facilities. The new bus/coach station will be designed to high standards. It will be safe, convenient, secure, more accessible and will offer passengers a much more pleasant experience than the present one. It will be more efficient in how it uses space and large enough to accommodate identified future growth in public transport use. The Council will encourage any scheme to include adequate provision for coaches, space for taxis and space for people to set down and pick-up travellers.

City Centre Living
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	CC7	Residential Uses within the Central Area (Click here to see map)
	The City Council’s policy is to encourage more people to live within the Central Area. Planning permission will therefore be granted for new development, conversion of existing buildings and the use of underused upper floorspace for residential use (C3) provided that:
	a.	A satisfactory living environment can be created;
	b.	The vitality and viability of the City Centre Shopping Area is not undermined; and
	c.	Existing business activity is not unduly inhibited.
	Planning permission will not be granted for development in the Central Area which would result in the loss of residential accommodation (C3) unless there is an overriding need to support other aspects of the Council’s City Centre Strategy.

5.14	The Plan identifies specific opportunities for City Centre residential development, including those within major redevelopment schemes. This policy gives more general support for City Centre living so that opportunities can be exploited when they arise. The Council wishes to encourage the development of attractive City Centre living environments as these will help to make City Centre living more popular. It will encourage the development of high quality schemes, including refurbishments, in attractive areas where a good living environment can be created. Such schemes could include the conversion of non-residential listed and other historic buildings back into residential use. More new housing in the City Centre will help to reduce the need to travel by encouraging a better mix of land uses. It will help bring vacant or underused land and buildings back into use and improve the Centre’s overall vitality and viability. It will also help to improve safety and security through better natural surveillance and more evening activity. As part of its strategy to encourage more City Centre living, the Council will generally protect existing residential properties from pressures to redevelop or convert them to other uses. Exceptions to this may be made where the loss of residential property is necessary to implement a key element of the Council’s strategy for the City Centre as set out in the policies of the Plan.
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	CC8	Riverside – Derwent Street (Click here to see map)
	2.7 hectares of land is identified as a high quality residential (C3) led redevelopment to the west of Derwent Street.
	Planning permission will also be granted for:
	a.	Business uses (B1) adjacent to the Inner Ring Road ;
	b.	Supporting community facilities to meet local needs.
	Development should provide a minimum of 150 dwellings. 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. Where appropriate, the City Council will seek to ensure:
	c.	A pedestrian footpath, riverside boardwalk and footbridge to connect Stuart Street with Full Street public open space and Amen Alley;
	d.	Public space improvements;
	e.	Proposals relate well to the river and improve public access to it; and
	f.	Proposals are of a standard and quality of design which will enhance the setting of the World Heritage Site (Policy E29).

5.15	This area lies to the north and east of the City Centre. It is bounded on its south and western sides by the River Derwent, St Alkmund’s Way on its northern side and Darwin Place to the east. The area is currently occupied by a wide variety of uses including offices, businesses and housing. It is not envisaged that the whole area, especially those parts which are currently being used, will be redeveloped. There are, however, pockets of vacant and underused land and it is these the Council wishes to see regenerated. The policy allows for a mix of different uses to reflect its existing character, but is specifically encouraging more residential development. This should be achieved in a manner that creates a good quality living environment forming an attractive residential enclave within the Central Area. The Council will encourage developers to bring forward a comprehensive scheme for the area as a whole. This will facilitate a more integrated form of development and help create more attractive and usable ancillary facilities such as public open space and environmental art.
5.16	Proposals should make the most of the potential offered for quality schemes overlooking the river. There should be increased public access to the riverside with a reasonable balance between public and private usage. A pedestrian footpath, riverside boardwalk and footbridge over the river will help achieve this and improve the area’s access to the commercial core of the City Centre. The area lies within the World Heritage Site and so the Council will expect the standard and quality of proposals to enhance its setting.

Other Projects
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	CC9	Northern Quarter Policy Area (Click here to see map)
	Within the Northern Quarter Policy Area, the City Council’s priority will be to promote a ‘Creative Industries Cluster’. Planning permission will be granted for business uses (B1), including workshops, residential (C3), financial and professional services (A2), non-residential institutions (D1) and assembly and leisure uses (D2).
	Planning permission will be granted for retail uses (A1) on those parts of the Quarter that lie within the defined City Centre Shopping Area (CC2).
	Planning permission will also be granted for food and drink uses (A3, A4 and A5) where these would be compatible with the surrounding area in terms of amenity and quality of environment, especially the Conservation Area.
	Schemes should include measures to enhance pedestrian links from this area to the rest of the City Centre.

5.17	The Northern Quarter roughly covers the area between Sadler Gate and Ford Street/St. Alkmund’s Way. It is mixed in character and includes a number of significant development opportunities. At its heart lies the new Magistrates’ Courts, on the site of the former County Court, much of which has been retained and refurbished. Derby Cityscape envisages this area becoming an innovative and creative focus for the City Centre. The policy therefore seeks to encourage small workshops such as incubator/starter units and studios that would contribute to achieving this vision. Derby Cityscape also identifies opportunities for new leisure and residentialdevelopment on a range of small sites in the Northern Quarter and the City Council will encourage these developments. Pedestrian improvements from this area to the rest of the City Centre will help create better linkages between the two and improve the areas overall vibrancy.
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	CC10	East Street / Morledge (Click here to see map)
	Planning permission will be granted for the redevelopment, refurbishment and extension of buildings on 0.3 hectares of land at East Street/Morledge for primarily retail uses. Retail uses should be predominantly at ground floor level.

5.18	This site is made up mainly of a number of small units on Morledge occupying a prominent position opposite the bus station. There are new units on nearby East Street and Exchange Street, and more recently the Co-Op buildings have been refurbished. The Council wishes to see this regeneration extend to Morledge itself which would help to reinforce links between the proposed new bus station and the main shopping centre. It is hoped this will revitalise the area generally and improve the overall quality of its environment to make it more attractive to shoppers. Any scheme must respect the settings of the City Centre Conservation Area and the listed Corn Exchange.
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	CC11	Sadler Gate / Strand Arcade Special Shopping Area (Click here to see map)
	Within the Sadler Gate/Strand Arcade Special Shopping Area, at ground floor planning permission will only be granted for the following uses:
	a.	Shops (A1);
	b.	Small artisans and artists workshops with a display window of visual interest and public reception area where these produce high quality goods for sale direct to the public. A condition will be applied to any planning permission to prevent the change to other uses within the B1 use class or to storage and distribution uses (B8);
	c.	The sale of food and drink (A3 and A4) for consumption on the premises only, provided that the special character and vitality and viability of the area is not harmed. Conditions will be attached to any planning permission to ensure that the premises will not be used for:
		1.	The sale of hot food for consumption off the premises; or
		2.	Financial and professional services (A2).
	The uses acceptable at upper floors are set out in the City Centre Shopping Area Policy CC2.

5.19	This area has a high quality shopping environment and offers a unique range of speciality shops, pubs and restaurants. As such, it is a valuable shopping resource that helps the City Centre compete within the region and is an important tourist attraction. The Council wishes to strengthen this special role and will continue to encourage speciality shopping and other uses likely to contribute to its unique character. This character can be complemented and strengthened by the addition of appropriate small workshops for artists and craftspeople. The special nature of the area continues to justify a more restrictive approach to other uses than applies elsewhere in the City Centre. Hot food takeaways and financial and professional services will therefore not be permitted. Conditions will be attached to permissions to prevent any subsequent change to these uses.
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	CC12	Full Street Police Station, Magistrates' Courts and Cathedral Gardens (Click here to see map)
	Proposals for the Full Street Police Station, Magistrates’ Courts and the Cathedral Gardens must:
	a.	Secure the retention, maintenance and continued use of the Grade II Listed Magistrates’ Courts;
	b.	Contribute to a well integrated and comprehensive development of the site as a whole to a particularly high standard of design and layout that relates well to the river;
	c.	Provide a landscaped area of public open space in the same general location as the existing Cathedral Gardens, but which provides improved public access, relates well to new development and which provides an improved physical and visual relationship with existing areas, especially the Cathedral and the Riverside;
	d.	Incorporate uses consistent with other Local Plan policies that would maximise potential for public and civic uses of, and activity on, the site, including evening activity.
	The City Council will also seek to enter into an obligation under Section 106 of the 1990 Act to provide a contribution to the enhancement of the Cathedral Gardens, the provision of a pedestrian footpath, riverside boardwalk and footbridge to connect the remodelled Cathedral Gardens across the River to Stuart Street.

5.20	The Police Station has moved to new premises in Little Chester and the Magistrates' Courts have moved to St Mary’s Court. The former Magistrates’ Courts buildings are listed and must be retained in any redevelopment scheme. The Derby Cityscape Masterplan identifies an opportunity for refurbishment and redevelopment of this site, incorporating the re-structuring of the adjacent Cathedral Gardens and reorientation of pedestrian routes across it to achieve a better relationship to the Cathedral and the Riverside. The Council believes that a comprehensive form of development for the whole of this area is essential to produce the best form of layout and make the best use of existing features. The achievement of this objective does not hinge on a single planning application, provided that individual proposals are consistent with the overall objectives for the site. The Council considers that this site offers particularly good opportunities forcivic uses or other similar uses of a public nature, provided these are consistent with other policies of the Plan. Other forms of development consistent with the Plan’s policies may also be acceptable, although this would require very careful design and sensitive treatment, especially of the Court Rooms. The Council will seek to achieve the footpath, riverside boardwalk and footbridge in order to improve the attractiveness and accessibility of this part of the City Centre.
5.21	The site is within the Buffer Zone of the Derwent Valley Mills World Heritage Site and close to the site itself, which includes the Silk Mill Industrial Museum. Particular attention needs to be paid to the objectives contained within the Derwent Valley Mills Management Plan. The City Council is also preparing additional urban design and development advice for the site to assist in securing a quality development.

Areas on the fringe of the City Centre
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	CC13	Castle Ward (Click here to see map)
	Within the Castle Ward Area, planning permission will be granted for newdevelopment, refurbishment and extensions for the following uses:
	a.	Business uses (B1);
	b.	Residential and related uses (C1,C2,C3 and hostels);
	c.	Food and drink uses (A3), provided these relate closely to the footway/cycleway route. Conditions will be attached to such permissions to prevent their subsequent change of use to retail (A1) and financial and professional service uses (A2); and
	d.	Leisure uses (D2).
	Planning permission will only be granted for development provided it does not impair, and where appropriate enhances, the attractiveness of the footway/cycleway route linking Pride Park and the Railway Station with the City Centre.

5.22	This area occupies a strategic position between the City Centre Shopping Area and the railway and bus stations. It has a wide range of uses including housing, offices, industry, car showrooms, and storage and distribution. The Derby Cityscape Masterplan identifies this area as a key opportunity for change and, as such, it has been identified as a key regeneration opportunity under Policy R1. Given its key location and the good access it enjoys from both road and rail, the area provides good opportunities for business / office development. These features also create the potential for further residential development. The Council would particularly like to encourage residential schemes that consolidate existing housing at the railway station end. Where appropriate, development should help to improve pedestrian and other links between the City Centre, the Railway Station and Pride Park.
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	CC14	Wellington Street (Click here to see map)
	1.32 hectares of land off Wellington Street is identified for residential development to accommodate a minimum of 96 dwellings. It is expected that at least 64 dwellings will be completed within the Plan period. 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. Planning permission will also be granted for a small element of business (B1) development.

5.23	This site has been carried forward from the 1998 CDLP. It lies on both sides of Carrington Street and is currently used for car parking. As a result of its important strategic location between the railway station and the City Centre, it is particularly suitable for residential development. This could help consolidate the existing housing in this area, including the historically important Railway Cottages, into a high quality City Centre neighbourhood. The anticipated number of dwellings is based on the current average density for the area, but there may be scope to achieve a higher density in this location. Developers will be strongly encouraged to explore opportunities for a higher density design with the Council. The Council also considers that a small element of business uses can be satisfactorily integrated into a mainly residential scheme in a manner that creates a quality living environment.

Environment and Access Improvements
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	CC15	Improvements within the Central Area (Click here to see map)
	In the Central Area, the City Council will seek to implement a series of environmental improvements within an urban design framework, including enhancements to the physical fabric, street furniture, seating, public conveniences, signing and lighting, environmental art, open spaces, pedestrian links and other transport routes.
	Priority will be given to the following areas:
	a.	Albert Street/Victoria Street/ Wardwick/ The Strand;
	b.	East Street/Exchange Street;
	c.	Derwent Street/Morledge;
	d.	Bold Lane/St. Mary’s Gate;
	e.	Osmaston Road/London Road;
	f.	Babington Lane/Normanton Road;
	g.	Cathedral Square;
	h.	Bass’ Recreation Ground;
	i.	The Riverside and linkages to it;
	j.	The Market Place.
	In considering proposals for development within the Central Area, the Council will, where appropriate, seek to negotiate obligations under Section 106 of the 1990 Act to secure contributions to improvements in these areas.

5.24	This policy aims to improve the City Centre’s environment in order to attract further investment, promote sustainable transport choices, encourage City Centre living and to meet the needs of disabled people and others with limited mobility. The Council will seek contributions to this objective from appropriate new developments and conversions. Improvements will be fairly and reasonably related in scale and kind. The Council recognises that the provision of suitable public conveniences in appropriate locations throughout the City Centre is an important part of creating an attractive shopping environment. It will therefore seek to implement schemes as resources become available and negotiate them as part of major development proposals. In implementing schemes for the provision of all improvements, the Council will consult with the public and other stakeholders.

Central Area Transport Strategy
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	CC16	Transport
	Planning permission will be granted for improvements associated with the Council’s City Centre Integrated Transport Project: 'Connecting Derby', which includes:
	a.	Restriction of traffic on Albert Street, Victoria Street and the Wardwick;
	b.	A Transport Link to achieve bus priority measures into the City Centre between Bradshaw Way and Uttoxeter New Road;
	c.	A route for pedestrians and cyclists from Uttoxeter New Road to St Alkmund’s Way across Friar Gate;
	d.	Improvements to King Street/ Duffield Road to facilitate bus priority measures;
	e.	Other measures in the City Centre to improve access for pedestrians, cycles and bus users;
	f.	Widening of the highway on Ford Street and Stafford Street, including their junctions with Friar Gate.
	Planning permission will not be granted for development which would prejudice the implementation of the Council’s City Centre Integrated Transport Project.

5.25	The transport system into and within the City Centre must be of a high standard if the vitality of Derby is to be maintained and developed. Government funding for the "Connecting Derby" Project has been agreed in principle and the improvements will be implemented in 3 phases up to2006. This project, which is referred to in Policy T2, will include a combination of measures to achieve:
	A more direct route around the City Centre for all traffic An improved shopping environment Improved access for pedestrians, cyclists and public transport Improved road safety
5.26	The notation under Policy CC16 and T2a, on the Proposals Map, reflects the Council’s best current understanding of the area of land that should reasonably be safeguarded for the Connecting Derby scheme. The area on the Proposals Map broadly indicates the area to be safeguarded and does not imply a final layout and design for the scheme. In respect of this, it is likely that adjustments will be needed to the area required for the scheme as further detailed design work is undertaken.
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	CC17	City Centre Servicing
	Planning permission will be granted for development that would lead to improvements to rear servicing provision in the City Centre, provided that the development enhances or preserves the character and appearance of the Conservation Area and the setting of listed buildings.

5.27	Rear servicing is important for enabling deliveries to businesses and shops in the City Centre’s core shopping area, particularly in the pedestrianised areas where front access is restricted during the day. It helps to maintain the vitality and viability of the shop units whilst creating a safe shopping environment, by separating the service and delivery vehicles from pedestrians. All rear servicing proposals should take into account the City Council’s transportation and townscape improvement schemes in the City Centre.
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	CC18	Central Area Parking (Click here to see map)
	Within the Central Area of the city, as defined on the Proposals Map, the City Council will only grant permission for development that makes appropriate provision for:
	a.	Access to and egress from the development by pedestrians and cyclists;
	b.	Car, motorcycle and cycle parking, in accordance with the maximum parking standards set out in Appendix A;
	c.	Vehicle servicing and access arrangements.
	If the development is expected to generate a higher level of car usage than can be accommodated by the maximum parking standards, the applicant should submit a transport assessment when requested, which suggests measures to provide for other means of travel to the private car for the users of the development.
	Planning permission for development will not be granted where the level of traffic generated by the development would result in significant road safety or traffic management implications, the impact of which cannot be mitigated by provision for means of travel other than the private car.

5.28	The parking standards within the Central Area allow for significantly lower off-street parking levels than the rest of the City because this area is very well served by public transport. Lower levels of parking provision will help further the City Council's objectives of improving air quality by reducing traffic congestion andencouraging people to use alternatives to the car for journeys into the City Centre. Improvements are planned to the public transport infrastructure, cycling routes and the pedestrian environment to complement this strategy. The lower parking standards in the Central Area are also in line with Regional Planning Guidance for the East Midlands which aims to achieve consistency in parking policy across the region. Transport Assessments will be required as appropriate to identify the potential impact of, and measures to alleviate impact of, development proposals. These should address measures identified in Policy T1, including the preparation and implementation of a Travel Plan.

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	CC19	Public Car Parking (Click here to see map)
	Within the Central Area, planning permission will not be granted for additional long stay car parking unless it is in association with major new development and justified through a Transport Assessment.
	Planning permission for additional short stay parking will only be granted in the event that there is a shortfall in supply.
	Planning permission will only be granted for temporary car parking on sites awaiting redevelopment provided that:
	a.	There is a demonstrable need for the car parking subject to review at least every two years;
	b.	The car parking is within or immediately adjoining the Central Shopping Area defined on the Proposals Map;
	c.	The design of the car park takes into account security needs, pedestrian safety, and landscaping where appropriate.
	In all cases, the operation and location of car parking should favour short stay visits and not encourage car borne commuting.

5.29	Government guidance in PPG13 advises local authorities to refuse planning permission for public and private car parks which do not meet the strategic aims of the plan. Limiting the provision of parking is one of a number of measures being pursued by the City Council to tackle traffic congestion in the City Centre. It complements the Local Transport Plan’s City Centre Integrated Transport Project which aims to improve the use of alternative modes of travel and discourages reliance on the car for work and other journeys into the City Centre. However, a balance has to be struck between this aim and the need to maintain the City Centre’s viability for retailers and businesses. Sufficient short stay parking will, therefore, be permitted to meet the needs of shoppers. Currently there is not considered to be a shortage of short stay parking but the position will be kept continually under review. Major new development may give rise to a need for additional short stay parking, but will need to be fully justified through a Transport Assessment. The emphasis on short stay parking is intended to avoid encouraging additional commuter journeys.
5.30	The Derby City Centre Car Parking Study (November 2002) reviewed provision and need for car parking in the City Centre. The study confirms that any new provision will need to relate closely to future needs of both individual developments and the City Centre as a whole. The study, which has been approved by the Council, will form the basis of a future strategy. The exact number of parking spaces required and their location, will be kept under review as development proposals emerge. Long stay spaces will only be provided in association with development and where justified in terms of parking standards and through a Transport Assessment.
5.31	The study indicates a need for an additional 500 short stay spaces in the City Centre and identifies Becket Well as a suitable location. It is not certain how many spaces can be provided in association with development at Becket Well, so alternative sites may be needed. There may also be a need for short stay spaces to be provided in multi-storey form to replace sites seen as development opportunities by the Derby Cityscape Masterplan. The need for short stay parking provision will therefore be kept under review.




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Chapter 5

CITY CENTRE

Introduction

Central Area

Major Projects

City Centre Living

Other Projects

Areas on the fringe of the City Centre

Environment and Access Improvements

Central Area Transport Strategy