Planning in Blackburn with Darwen

Health and Well-being

1. To help tackle health inequalities in the Borough, new development will be required to: i. Maximise its contribution to enable and support health and wellbeing outcomes; ii. Avoid or mitigate any potential negative impacts of new development (such as adverse impact on air or water quality, loss of shared or open space and the Green and Blue Infrastructure network, including Nature Recovery Networks); iii. Support healthy lifestyles, including the adoption of Active Design and active travel principles to make physical activity an easy, practical and attractive choice; and iv. Consider the local food environment, including access to local food shops and integration of community food growing; and v. Ensure that the needs of the Borough's ageing population are addressed, and that older people have increased access to support, care, companionship and appropriate accommodation (in line with Policy CP4).

Safeguarding Community Facilities

1. Development at or in association with existing rural facilities, including but not limited to shops, post offices or public houses, will be granted planning permission where it is demonstrated that this will enable the retention of the facility. Forms of enabling development that are acceptable in principle under this criterion include partial changes of use and the diversification of the range of uses permitted. 2. Proposals for the complete change of use of buildings or land identified as being an asset of value to the local community or otherwise considered to be of importance to the sustainability of the community which it serves, will not be permitted except where it can be demonstrated that the use is no longer economically viable or required by the local community, and that the use is not capable of being supported by enabling development or a diversified use. 3. Applications for the change of use of buildings identified as assets of value to the local community, or otherwise considered to be of importance to the sustainability of the community which it serves, must be supported by evidence that the unencumbered freehold or equivalent long leasehold for the property has been offered for sale, through appropriate channels, on the open market for a period of at least 12 months at a realistic price; and that no reasonable offers have been refused.

Playing Fields, Indoor and Outdoor Sports Facilities

In order to provide appropriate sports facilities for the communities of Blackburn with Darwen, the Council will: 1. Protect existing playing fields, indoor and outdoor sports facilities, unless: Either: i. They are proven to be surplus to need; or ii. Improved alternative provision will be created in a location well related to the functional requirements of the relocated

Health

Health Facilities 1. Improvements in health facilities, including GP surgeries, health centres and dental surgeries will be supported, responding to the changing needs and demands of both existing and new residents, including through: i. The provision of new or improved health facilities as part of new developments; ii. Enabling the continued enhancement and successful operation of the Royal Blackburn Hospital; and iii. Facilitating greater integration of health and social care, and the provision of integrated wellness hubs, including the co-location of health, community and wellness services. Hot Food Takeaways 2. The development of hot food takeaways, or of hybrid uses incorporating such uses, will not be permitted in wards where more than 10% of year 6 pupils are classified as obese. 3. Where the development of a hot food takeaway, or a hybrid use incorporating such a use, is acceptable under paragraph 2, the Council will only consider granting planning permission where: i. There are no more than 3 existing hot food takeaways within 400m of the proposed site; ii. The location and design is acceptable and the proposed use does not detrimentally affect the vitality of the shopping area; iii. there is no harm or loss of amenity to the living conditions of nearby residents, including that created by noise and disturbance from other users and their vehicles, odour and litter; and iv. parking and traffic generation is not a danger to other road users, public transport operators or pedestrians. 4. Where appropriate, the Council will consider imposing a condition restricting a business' opening hours to reduce the likelihood of it being visited by young people and impose personal permissions on hot food takeaway applications, working with the business to ensure a healthier offer. Local Shops 5. Where the development of a new local shop is acceptable in principle under other policies, planning permission will only be granted where a condition can be imposed that prevents the subsequent establishment of a stand-alone off-licence without the need to apply for planning permission. Shisha cafes 6. The Council will regard the development of shisha cafes, or of hybrid uses incorporating such uses, as falling into a sui generis use and will be subject to specific planning control. Developments with these characteristics will not be granted planning permission unless it is very clearly demonstrated that the proposed use will have no negative impact on the health of individuals or the public at large. Healthy Food Environments 7. Proposals for new development that will help contribute to a more sustainable, local food network (in terms of food production, distribution, procurement and waste management) will be strongly supported in principle.

Playing Fields, Indoor and Outdoor Sports Facilities

In order to provide appropriate sports facilities for the communities of Blackburn with Darwen, the Council will: 1. Protect existing playing fields, indoor and outdoor sports facilities, unless: Either: i. They are proven to be surplus to need; or ii. Improved alternative provision will be created in a location well related to the functional requirements of the relocated use and its existing and future users. And in all cases: iii. The proposal would not result in the loss of an area or facility important for its amenity or contribution to the character of the area in general. 2. Support provision of new playing fields, indoor and outdoor sports facilities where: i. They are readily accessible by public transport, walking and cycling; and ii. They are located to maximise usage, are publicly accessible with community use policies built in as part of the development proposals; and iii. The proposed facilities are of a type and scale appropriate to the size of the settlement, need and catchment identified; and iv. They are listed in, and subject to recommendations in, an action plan in any emerging or subsequently adopted Sports Strategy (currently BwD Playing Pitch and Outdoor Sports Strategy and Built Sports Facilities Strategy). 3. Ensure that major residential developments contribute, through land assembly and/or financial contributions, to new or improved sports facilities where development will increase demand and/or there is a recognised shortage in the locality that would be exacerbated by the increase in demand arising from the development.

The Effect of Development on Public Services

1. Development will be granted planning permission provided that infrastructure, facilities and services exist, or can be provided via the development, which will allow the development to proceed without an unacceptable adverse impact on existing provision. 2. Development likely to cater, or provide accommodation, for users of publicly-provided support services, including but not limited to mental health services, substance misuse treatment and adult social care, will only be permitted where it is clearly demonstrated that: i. A need for the development exists arising from the requirements of people already ordinarily resident in Blackburn with Darwen or of Blackburn with Darwen service users currently receiving service outside the authority area; ii. Where the development consists of a facility directly providing a support service, the nature and scale of the facility is in line with the Council's commissioning strategies, such that resources are likely to be available to refer individuals to the facility and it can be reasonably expected that people already ordinarily resident in Blackburn with Darwen, or Blackburn with Darwen service users currently receiving service outside the authority area will be the principal users of the facility; and iii. The development will not lead to an increase in the level of demand for any publicly-provided support service, to an extent that is likely to result in a deterioration of the level of service available to existing users.

George Street West, Blackburn

1. Contamination (DM02) – The completion of appropriate ground investigation works will be required to establish the extent of any ground contamination and any mitigation measures required due to site's present use as a household waste recycling centre and the location of a historic landfill to the north of the site; 2. Flooding / water management (DM13) – a. the Level 2 SFRA identifies a need to prepare a Flood Risk Assessment and Drainage Strategy with a focus on groundwater conditions as part of any planning application for developing the site: b. the River Blakewater (main river) runs along the northern boundary of the site and will require an 8m riparian buffer/easement to be incorporated in scheme design between the watercourse and development; c. early dialogue with United Utilities and the Council's Drainage team will be required prior to the submission of a planning application for developing the site due to its location within an identified drainage area; 3. Archaeology (DM26) - potential archaeological impacts should be assessed prior to the submission of a planning application due to possible features within the site; 4. Heritage assets (DM26) - any development proposal should ensure it conserves the setting and significance of the unlisted mill located to the west of the site; 5. Highways and access (DM29) – suitable existing vehicular access to the site off George Street West; 6. Design (DM27) – any development proposal should seek to retain and protect the existing trees on site, and stone wall frontage on George Street West, to ensure a high quality, sustainable design.

Land adjacent Intack Bus Depot, Blackburn

1. Utilities infrastructure (CP12) - Early dialogue with United Utilities and the Council's Drainage team will be required prior to the submission of any planning application for developing the site due to its location in close proximity to an identified drainage area; 2. Contamination (DM02) - completion of appropriate ground investigation works will be required to establish the extent of any ground contamination and any mitigation measures required due to site's previous use as a Steam (and later expanded electric) Tramway Depot; 3. Safeguarding amenity (DM02) - development of the site will be required to safeguard the amenity of existing residential properties located adjacent to the site in addition to the amenity of future users of the site; 4. Flooding / water management (DM13) – the SFRA Level 2 identifies a need to complete a Flood Risk Assessment and Drainage Strategy as part of any planning application for developing the site. This will need to demonstrate that surface water can be managed suitably onsite with no additional runoff beyond greenfield; 5. Archaeology (DM26) - potential archaeological impacts should be assessed prior to the submission of a planning application due to possible features within the site; 6. Highways and access (DM29) – suitable existing vehicular access to the site off Whitebirk Road.

Securing High Quality and Inclusive Design

1. The Council will require all new development to be of a high standard of design consistent with principles set out in the National Design Guide, the National Model Design Code, and relevant local design guidance. Development that is not well designed will be refused. 2. The Council will require the preparation of masterplans by developers for strategic scale developments, which may include design codes. The Council will consider the use of planning briefs and design codes on other development sites where appropriate. 3. Any proposed development considered to have a significant impact on local townscape or landscape will be expected to complete a design review at an early stage in its design.

Protecting Living and Working Environments

1. Development will be permitted where it can be demonstrated that: i. It will, in isolation and in conjunction with other planned or committed development, contribute positively to the overall physical, social, environmental and economic character of the area in which the development is sited; ii. It would secure a satisfactory level of amenity and safety for surrounding uses and for existing and future occupants or users of the development itself, with reference to noise, vibration, odour, light, dust, other pollution or nuisance, privacy / overlooking, open space provision and the relationship between buildings; iii. In the case of previously developed, other potentially contaminated or unstable land, a land remediation scheme can be secured which will ensure that the land is remediated to a standard that provides a safe environment for occupants and users and does not displace contamination. Any development identified as being located in Coal Authority High Risk Areas will be expected to submit a Coal Mining Risk Assessment; iv. The development will have a neutral or positive impact on air quality. A comprehensive mitigation strategy will be required for any development likely to give rise to a deterioration of air quality; and v. The development incorporates positive measures aimed at reducing crime and improving community safety, including appropriate detailed design, the provision of adequate facilities for young people, and the creation of a suitable mix of uses.

Outdoor Advertisements

Proposals for advertisement consent will be permitted providing the following amenity and public safety considerations are satisfied: Amenity Considerations: i. The number, size and siting of signs in the area or on the building will not create clutter or excessive advertising; Public Safety Considerations: ii. The proposal does not obscure visibility or distract the attention of users of the highway; and iii. The colours of the advertisement or its illumination would not obscure or reduce the clarity of any functional or traffic sign; and iv. Any visual movement, for example that of digital / electronic / LED advertisement displays, does not distract the attention of users of the highway; and v. Pedestrian movement is not hindered.

Design in New Developments

1. All development shall achieve a high quality, sustainable design consistent with the following characteristics: i. Context: enhances the surroundings ii. Identity: attractive and distinctive iii. Built form: a coherent pattern of development iv. Movement: accessible and easy to move around v. Nature: enhanced and optimised, integrating with the green and blue infrastructure and nature recovery networks vi. Public spaces: safe, social and inclusive vii. Uses: mixed and integrated viii. Homes and buildings: functional, healthy and sustainable ix. Resources: efficient and resilient x. Lifespan: made to last, with an emphasis on quality and simplicity 2. All design and access statements will be required to clearly explain how the proposed development delivers each of these characteristics and the other design-related policies of this plan.

The Economy and Skills

Employment Land Requirement and Location 1. The Council will seek to deliver at least 46.4ha of new employment land over the period 2021-2037. A range of employment and mixed-use sites will be allocated (or permitted) to support future jobs growth, provide increased choice to the market, and to account for future anticipated losses (replacement demand). 2. Site allocations are identified in the Employment Growth Allocation Policies. A new strategic employment site (Policy E179) at Junction 5 of the M65 will be allocated to ensure delivery of the qualitative and quantitative employment land requirements for this Plan period. Existing Employment Areas 3. The Council will continue to protect existing employment areas from re-development for alternative uses. Losses in the existing employment land supply will be resisted in line with the hierarchical approach to existing employment sites set out in Policies DM30-DM32. Education Establishments 4. The change of use or redevelopment of educational establishments will only be permitted if they are proven surplus to educational requirements. The extension or expansion of existing educational facilities, and creation of new facilities, will be supported subject to their accordance with the criteria of other relevant policies within the Local Plan.

Primary Employment Areas

1. Primary Employment areas are the highest quality areas in the Borough and will be retained for employment uses (general industrial; storage and distribution; office, research and light industry – respectively Use Classes B2/B8/E(g) - and sui generis uses of a similar nature and character to the area). Proposals to redevelop land for other uses will be strongly resisted, with those in the Borough's flagship employment locations only permitted in exceptional circumstances. 2. Within the Primary Employment Areas, planning permission will also be granted for an appropriate range of supporting uses, including gyms, cafes / canteens, small scale convenience shopping, crèches, and financial services, provided that the scale of such uses, and their location and arrangement within the employment area, means that they will primarily serve those employed in that area. 3. Proposals for forms of development in Primary Employment Areas that are not directly supported by 1 or 2 above will only be granted planning permission where it is clearly

Primary Employment Areas

1. Primary Employment areas are the highest quality areas in the Borough and will be retained for employment uses (general industrial; storage and distribution; office, research and light industry – respectively Use Classes B2/B8/E(g) - and sui generis uses of a similar nature and character to the area). Proposals to redevelop land for other uses will be strongly resisted, with those in the Borough's flagship employment locations only permitted in exceptional circumstances. 2. Within the Primary Employment Areas, planning permission will also be granted for an appropriate range of supporting uses, including gyms, cafes / canteens, small scale convenience shopping, crèches, and financial services, provided that the scale of such uses, and their location and arrangement within the employment area, means that they will primarily serve those employed in that area. 3. Proposals for forms of development in Primary Employment Areas that are not directly supported by 1 or 2 above will only be granted planning permission where it is clearly demonstrated that the specific use is required to secure the development of the wider site.

Secondary Employment Areas

1. Secondary Employment Areas play an important role in supporting jobs and economic growth. Proposals to redevelop land for other uses in these areas will be resisted to safeguard the areas for employment uses. However, development proposals in secondary employment areas will be but considered more flexibly than those proposals in Primary Employment Areas. In doing so, they will be expected to demonstrate that: i. The site/premises are no longer suitable or reasonably capable of being redeveloped for employment purposes; and either ii. The site/premises has been actively marketed for employment purposes for a reasonable period of time (minimum of 12 months) at a reasonable market rate (i.e. rent or capital value) as supported through a documented formal marketing strategy and campaign; or iii. There will be a significant community benefit which outweighs the impact of losing the employment site/premises. 2. Proposals that retain some employment opportunities will be encouraged over those that provide no employment such as residential use.

Protection and Re-use of Existing Employment Sites

1. The re-development of existing employment sites, located outside identified Employment Areas, for a use other than employment, will be supported in the following circumstances: i. The present (or previous, if vacant or derelict) use causes significant harm to the character or amenities of the surrounding area; or ii. It is demonstrated that no other appropriate viable alternative employment use could be attracted to the site; or iii. Mixed-use redevelopment would provide important community and/or regeneration benefits with no significant loss of jobs, potential jobs, and the proposed mix of uses accords with other planning policies. 2. Where employment premises not meeting any of the criteria set out in Paragraph 1 fall vacant, the Council will work with partners to secure their re-use or the redevelopment of the site for a new employment use. In cases where a site remains suitable for employment development but it is demonstrated that this is not economically viable, the Council may give favourable consideration to an element of higher-value "enabling" development, having regard to the balance of uses that would result on the site and in the wider area. The Council will expect applicants to provide evidence of appropriate marketing and/or economic viability to demonstrate an employment site/premise is no longer appropriate for employment use.

Hollins Grove Mill, Darwen

1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to the presence of utilities infrastructure within the site and its location in close proximity to an identified drainage area; 3. Contamination (DM02) – completion of appropriate ground investigation works will be required to establish the extent of any ground contamination and any mitigation measures required due to the presence of two historic landfills on site, its prior use as a mill and its location in close proximity to an existing EA IPPC Regulated site, active landfill and other EA Regulated facilities; 4. Safeguarding amenity (DM02) - due to the site's location close to a wastewater treatment works, an impact assessment, including an odour and noise impact assessment, will be required prior to any development taking place to ensure the proposed development can secure an acceptable level of amenity. Any development proposals must consider impacts on the West Pennine Moors SSSI, particularly in relation to potential air quality impacts; 5. Flooding / water management (DM13) – the Level 2 SFRA identifies a need to model the Sunnyhurst Brook and the unnamed watercourse flowing through the site at FRA stage in order to quantify the risk from these watercourses. The site is located adjacent to the River Darwen (main river) and will require an 8m riparian buffer/easement to be incorporated in scheme design between the watercourse and development. Applicants will be required to engage early with United Utilities to agree the approach to a drainage strategy and connections to the public sewer, incorporating mitigation measures where necessary. Surface water will only be allowed to discharge to the public sewer in accordance with the hierarchy for surface water management set out in Policy DM13; 6. Public Rights of Way (DM16) - the development layout and scheme detailing should provide good connectivity to the established Public Rights of Way network including mitigation of any adverse impacts; 7. Heritage assets (DM26) – a number of unlisted mills are located to the north west of the site. Any development proposals must assess the impact on these assets and identify any mitigation measures required; 8. Highways and access (DM29) – suitable vehicular access to the site is available off Lower Eccleshill Road.

Issa Way North, Blackburn

1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to the presence of utilities infrastructure within the site and its location in close proximity to an identified drainage area and reservoir flood zone; 3. Flooding / water management (DM13) – a. the SFRA Level 1 highlights a small area of the site is located within Flood Zone 3b which is to be omitted from the site's developable area; b. consideration will need to be given to the potential for flooding from Fishmoor and Guide reservoirs; c. flood risk should be manageable through careful consideration of site layout and design around the flood risk early on in the planning stage; d. the site is affected by surface water flooding which needs to be managed through SuDs on site. Surface water from the site could be directed to Newfield Brook; e. development will be required to incorporate a suitable easement for the culvert that crosses the site or incorporate measures to ensure that any development does not impact on the integrity of the culvert; f. the developer should explore the option of de-culverting to improve ecology and reduce dangers of blocked/collapsed culvert; 4. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application for developing the site due to its greenfield nature; 5. Archaeology (DM26) - any planning application to develop the site will need to be accompanied by an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation due to presence of pre-1778 farmsteads close to the site. The development will in all likelihood require a level of archaeological mitigation, which may take the form of preservation in situ, or by record, depending on the significance of the features encountered; 6. Highways and access (DM29) – suitable vehicular access to the site is available off Issa Way link road.

Carl Fogarty Way, Blackburn

1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Utilities infrastructure (CP12) – a. early dialogue with United Utilities will be required prior to the submission of a planning application for developing Plots 1, 2 and 3 due to the presence of utilities infrastructure within the site, and the site's location within close proximity to an identified drainage area; b. United Utilities has confirmed the existing clean water services immediately adjoining the development are not currently able to support the additional demand required to provide connections for the proposed development. It is anticipated that network reinforcement works will be required to provide the required capacity to service the development site and United Utilities should be contacted at the earliest opportunity to identify the works needed; c. a 3 metre easement is required to be maintained between development and the electricity and BT cables locate

Carl Fogarty Way, Blackburn

Key Development Considerations 1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Utilities infrastructure (CP12) – a. early dialogue with United Utilities will be required prior to the submission of a planning application for developing Plots 1, 2 and 3 due to the presence of utilities infrastructure within the site, and the site's location within close proximity to an identified drainage area; b. United Utilities has confirmed the existing clean water services immediately adjoining the development are not currently able to support the additional demand required to provide connections for the proposed development. It is anticipated that network reinforcement works will be required to provide the required capacity to service the development site and United Utilities should be contacted at the earliest opportunity to identify the works needed; c. a 3 metre easement is required to be maintained between development and the electricity and BT cables located on Plot 1; 3. Contamination (DM02) - completion of appropriate ground investigation works will be required to establish the extent of any ground contamination and any mitigation measures required for all plots; 4. Safeguarding amenity (DM02) - careful consideration should be given to the design and use of developments on Plots 3 and 6 which are located in close proximity to the residential dwellings on Burnley Road; 5. Flooding / water management (DM13) - the SFRA Level 1 highlights an area of Plot 4 is located within Flood Zone 2 which is to be omitted from the site's developable area. Surface water will only be allowed to discharge to the public sewer in accordance with the hierarchy for surface water management set out in Policy DM13; 6. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application for developing the site due to features identified within Plots 2 and 3 and within close proximity to Plot 1; 7. Canal asset (DM28) – Plot 2 is located adjacent to the Leeds and Liverpool canal where it is within a cutting. Any development on the plot would need to be offset from the top of the canal cutting to protect its structural integrity. Development should have a good relationship with the adjacent transport gateway and the adjoining Leeds and Liverpool Canal; 8. Archaeology (DM26) - any planning application to develop the plots will need to be accompanied by an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation due to likely presence of buried remains of 19th Century occupation. The development will in all likelihood require a level of archaeological mitigation, which might take the form of preservation in situ, or by record, depending on the significance of the features encountered; 9. Heritage assets (DM26) - the Grade II listed Imperial Mill is located to the north of Plot 2. As identified in the Heritage Impact Assessment for the site, careful consideration of scheme design and the extent/scale/height of development on Plot 2 will be required to minimise the visual impact on the setting of the listed building. Large, single mass buildings will obscure direct views across the site and should be avoided and any development should consider retaining views northwards through the site; 10. Highways and access (DM29) – new vehicular access points will be created for Plots 1 and 6, Plots 2 and 3 can be accessed directly off Carl Fogarty Way and Plot 4 can be accessed off Thornley Avenue; 11. Tourism (DM37) – development of Plot 2 will be expected to take account of any specific proposals emerging from the Pennine Lancashire Linear Park.

Balle Street Mill, Darwen

Key Development Considerations 1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Contamination (DM02) - completion of appropriate ground investigation works will be required to establish the extent of any ground contamination and any mitigation measures required due to site's former use as a mill; 3. Flooding / water management (DM13) – part of the site is located within Flood Zone 3 which should be omitted from the site's developable area. A Main River (River Darwen) flows in culvert along the western side of the site; 4. Heritage assets (DM26) – a number of listed mills are located to the North of the site, including the Grade II* India Mill Chimney and Grade II India Mill. The Heritage Impact Assessment prepared for the site highlights the level of the visual impact on these assets will depend on the design and extent/scale/height of any new development. A scale similar to the adjacent 2 storey warehouse building will unlikely result in any discernible harm to the setting of either India Mill or India Mill Chimney; 5. Highways and access (DM29) – suitable vehicular access to the site is available off Balle Street; 6. Utilities infrastructure (CP12) – early dialogue with United Utilities will be required prior to the submission of a planning application due to the presence of utilities infrastructure within the site.

Evolution Park (Medipark), Blackburn Hospital

Key Development Considerations 1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Flooding / water management (DM13) – the SFRA Level 1 highlights a small area of the site is located within Flood Zone 3b which is to be omitted from the site's developable area. Flood risk should be manageable through careful consideration of site layout and design around the flood risk early on in the planning stage; applicants will be required to engage early with United Utilities to agree the approach to a drainage strategy and connections to the public sewer, incorporating mitigation measures where necessary. Surface water will only be allowed to discharge to the public sewer in accordance with the hierarchy for surface water management set out in Policy DM13; 3. Ecology (DM15) – potential ecological impacts must be considered as part of any planning application for developing the site due to its greenfield nature. There is a linear pond located along the north western boundary of the site which should be retained and incorporated into the site's development; 4. Archaeology (DM26) - any planning application to develop the site will need to be accompanied by an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation. The development will in all likelihood require a level of archaeological mitigation, which may take the form of preservation in situ, or by record, depending on the significance of the features encountered; 5. Highways and access (DM29) – existing suitable vehicular access to the site off Shadsworth Road; 6. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application due to the presence of utilities infrastructure within the site.

Plot C, Shadsworth Business Park, Blackburn

Key Development Considerations 1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to the presence of utilities infrastructure within the site and its location in close proximity to an identified drainage area; 3. Contamination (DM02) - completion of appropriate ground investigation works and gas risk assessment will be required to establish the extent of any ground contamination and any mitigation measures required; 4. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application for developing the site due to its greenfield nature; 5. Highways and access (DM29) – suitable vehicular access to the site is available off Partnership Way/Sett End Road North.

Chapels Park South, Darwen

Key Development Considerations 1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Contamination (DM02) - completion of appropriate ground investigation works will be required to establish the extent of any ground contamination and any mitigation measures required due to the location of an EA regulated Integrated Pollution Prevention and Control (IPPC) site within 150m of the site; 3. Safeguarding amenity (DM02) - careful consideration should be given to the design and use of employment developments in close proximity to the existing residential dwellings which adjoin the southern boundary of the site; 4. Flooding / water management (DM13) – the SFRA Level 1 highlights a small area of the site is at high risk from surface water flooding. This should be manageable through careful consideration of site layout and design around the flood risk early on in the planning stage. Early dialogue with United Utilities and the Council's Drainage team will be required prior to the submission of a planning application for developing the site due to its location within an identified drainage area; applicants will be required to engage early with United Utilities to agree the approach to a drainage strategy and connections to the public sewer, incorporating mitigation measures where necessary. Surface water will only be allowed to discharge to the public sewer in accordance with the hierarchy for surface water management set out in Policy DM13; 5. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application for developing the site due to its greenfield nature and the presence of ecological features within the site. Any development proposals must consider impacts on the West Pennine Moors SSSI, particularly in relation to air pollution; 6. Heritage assets (DM26) - any development proposals should conserve the setting and significance of the nearby listed chapel located to the south east of the site (Lower Chapel, Grade II). A Heritage Assessment will be required to be prepared as part of any planning application for developing the site identifying the significance of the asset, the contribution the proposed development would make to its significance, the harm development of the site would have (if any) and the mit

Junction 5 Strategic Employment Site

1. Masterplans – each of the two site parcels are to be brought forward in line with its own masterplan and infrastructure delivery strategy covering the whole of the parcel. Each masterplan must be agreed by the Council either at the time of, or prior to, the granting of planning permission; 2. Employment Uses - at least 50% of new floorspace on the site should be industrial (B2). Planning permission will be refused on one parcel (or part thereof) where the proposed uses would restrict remaining areas of the site to a predominance (more than 75%) if B2 unless exceptional circumstances are demonstrated. Any retail uses (Class E(a) or (b)) should be ancillary, and support those employed in the strategic site; 3. Green Belt (CP2) – any development brought forward on the site will be required to provide compensatory improvements to the environmental quality and accessibility of remaining Green Belt land. This should contribute to offsetting the impact of removal of this site from the Green Belt; 4. Planning obligations (CP12) - a planning contribution will be required to help mitigate the impacts of development, particularly in relation to transport impacts and green belt compensation measures set out above. Any further specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 5. Utilities infrastructure (CP12) – Development will take a comprehensive and co-ordinated approach including respecting existing site constraints including utilities situated within sites; a holistic drainage strategy is to be agreed prior to the submission of a planning application and early dialogue with United Utilities will be required due to the presence of utilities infrastructure within the site and its location in close proximity to an identified drainage area; 6. Contamination/site safety (DM02) - incorporation of overhead lines into the design of development will be required. Statutory safety clearances between overhead lines, the ground, and built structures must not be infringed. A strategy for responding to the National Grid electricity assets present within the site is required which demonstrate the National Grid Design Guide and Principles have been applied at the masterplanning stage and how the impact of the asset has been reduced through good design. In addition, a contamination and geotechnical assessment will be required to set out an appropriate remediation strategy for the site; 7. Flooding / water management (DM13) – the SFRA Level 1 highlights a small area of the site is located within Flood Zone 3b which is to be omitted from the site's developable area. Flood risk should be manageable through careful consideration of site layout and design early on in the planning stage; 8. Public Rights of Way (DM16) – development will be required to improve the quality of the existing Public Rights of Way and ensure routes are clearly defined and legible; 9. Landscape character (DM22) – the Landscape Character Assessment prepared for the site identifies a number of requirements for its development, including: a. integrating a strong landscape structure into the boundary treatment including an appropriate buffer zone around the perimeter. Any change should enhance and conserve existing field boundaries and public rights of way; b. conserve and enhance the network of drystone wall field boundaries; c. retain an appropriate area to maintain a setting around the existing farmsteads of Blackhill Farm and the cottages on Haslingden Road and School Lane; d. avoid visually intrusive development on the more elevated areas of the site, including the south-eastern corner off Haslingden Road. Design should take into account the topography of each parcel and proposed buildings should be appropriately scaled and located to minimise impacts on the landscape; e. design of the northern and southern parcels must incorporate natural features and boundary treatments (tree planting, landscaping etc.) to minimise the visual impact of their development on the safeguarded land and the surrounding area; f. the topography of the site should be used to inform the most suitable locations for B2/B8 employment uses to minimise the visual impacts of development; 10. Heritage assets (DM26) - careful consideration should be paid to ensure the integrity of the local war memorial on Haslingden Road is maintained; 11. Archaeology (DM26) - any planning application to develop the site will need to be accompanied by an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation due to potential features on site. The development will in all likelihood require a level of archaeological mitigation, which may take the form of preservation in situ, or by record, depending on the significance of the features encountered; 12. Highways and access (DM29) – a. the sites access on to the B6232 Haslingden Road will be required to be constructed prior to development commencing on the larger (southern) parcel of the allocation. The gateway access to the southern parcel must be designed to ensure unfettered access and prevent the subsequent creation of ransom strips to the safeguarded land to the north. The B6231 School Lane access will be required to be constructed prior to development commencing on the smaller (northern) parcel of the allocation; b. an improvement scheme (to be agreed with National Highways) at Junction 5 of the M65 should be completed prior to the first occupation on any parcel of Site E179 to ensure highway safety and mitigate the predicted traffics impacts; 13. Design (DM27) – proposals for both parcels must account for the central area of safeguarded land in their design. This is to ensure that any future development of the safeguarded land is not compromised, and any development can functionally and visually connect with both the adjacent parcels; 14. Pedestrian and cycleways (DM29) – the enhancement of the existing footbridge (over the M65) will be encouraged as part of a wider package of cycling / walking improvements to help enhance connection of the site to the wider area.

Climate Change

1. Development will be required to contribute to both mitigating and adapting to climate change, and to meeting targets to reduce carbon dioxide emissions. 2. The extent to which the design of a development has considered i) reducing carbon emissions and mitigating climate change and ii) improving resilience and adaptation to climate change will be considered in the assessment of each planning application. Developments that can demonstrate they have considered climate mitigation and adaptation in the design of their proposed scheme will be afforded positive weight in the determination of the planning application. Applicants for specific new residential and commercial developments will be required to complete the Council's online Climate Impacts Framework (CIF) assessment tool to demonstrate the extent to which the design of the development has considered climate change mitigation, resilience and adaptation. 3. Mitigation measures that must be implemented off-site (after the hierarchy of avoidance, mitigation and compensation has been exhausted) will be directed to priority Environmental Opportunity Areas (EOA). These areas will play a key strategic role in the enhancements of biodiversity and green space, assisting in carbon management and flood risk mitigation over the plan period. 4. Policy DM12 provides further details on renewable and low carbon energy. Areas identified as potentially suitable for renewable and low carbon energy schemes are identified on the Policies Map.

Clean and Green Energy

1. All new residential dwelling and commercial development must consider the energy hierarchy through its design. Applications should set out, through an Energy Statement (or the Council's Climate Impacts Framework), how the proposal has considered i) reducing energy demand (be lean); ii) supplying energy efficiently (be clean); and iii) the use of low carbon or renewable energy (be green). 2. The Council will encourage enhanced emissions reduction from new development through: i. Energy efficiency measures above the requirements of current Building Regulations; ii. Connection to a heat network within an area already served by a heat network or connection-ready within an area proposed for heat network development; iii. Incorporation of renewable and low carbon energy infrastructure. 3. All major development proposing enhanced emissions reduction should be accompanied by an Energy Statement. 4. Commercial development (Use Classes B2, B8 and E) of 2,500m2 or more should achieve, as a minimum, BREEAM Good or an accepted equivalent standard. 5. Planning permission will be granted for renewable or low carbon energy developments provided that they: i. Do not cause demonstrable harm to residential living environment; and ii. Do not harm the historic environment; and iii. Can demonstrate no adverse effect on the natural environment, including statutory and non-statutory designated sites, priority habitats and species, and soils of high environmental value, such as peatlands and wetlands; and iv. Do not have an unacceptable visual impact which would be harmful to the character of the area; and v. Will not have a detrimental impact on highway safety. 6. Wind energy development will be permitted in areas of the Borough identified as potentially suitable for Wind Energy Development (as shown on the Policies Map) where, in addition to satisfying requirements of 3i -v above, it can be clearly demonstrated that: i. Following consultation, the planning impacts identified by any local community that would be affected have been appropriately addressed in line with national policy; ii. The proposal would not cause significant harm, both individually and cumulatively with other developments, to the quality and enjoyment of the landscape and related views; and iii. There would be no unacceptable impact on amenity or safety in terms of noise, shadow flicker, vibration, topple distance, air traffic safety, radar and telecommunications or visual dominance; iv. There is no risk to the public water supply. Where proposals are proposed on catchment land used for public water supply, a risk assessment of the impact on public water supply may be required with the identification and implementation of any necessary mitigation measures; v. Full consideration should be given to the re-powering and life-extension of existing renewable sites as appropriate. Where renewable energy installations become non-operational for longer than 12 months, the Council will expect the facility to be removed and the site fully restored to its original condition within one year of that use ceasing.

The Natural Environment

1. New development will be required to conserve and enhance biodiversity, geodiversity and landscape features ensuring: i. That statutory and non-statutory protected sites are protected, enhanced and supported; ii. That recognised priority species and habitats are protected, enhanced and supported; iii. A measurable biodiversity net gain of no less than 10% is achieved which must be evidenced through the latest recognised metric and preferably delivered on-site. Where net gain cannot be delivered on-site, local off-site compensatory habitat or financial payments will be required in line with the latest national and local requirements. All proposals should apply the mitigation hierarchy in accordance with the NPPF; iv. That appropriate and long-term management of new or existing habitats is secured to ensure a network of nature recovery. 2. Development should be designed to facilitate new and enhanced habitats and the creation of links between habitats and open spaces to provide a network of green and blue spaces that can help support species and their movement. The locally defined ecological sites and networks identified in the Local Nature Recovery Strategy (LNRS), when established, will be the primary focus for off-site net gain delivery. When designing biodiversity net gain, whether on-site or off-site, consideration should be given to how the proposed development can link to existing strategies, including the LNRS, and tie in with policy objectives and natural capital opportunities. 3. Development should: i. Safeguard the long term capability of the best and most versatile (BMV) agricultural land (Grades 1, 2 and 3a in the Agricultural Land Classification (ALC)) as a resource for the future. Where significant development of agricultural land is necessary, this should be directed to areas of poorer quality agricultural land rather than higher quality (BMV) agricultural land; ii. Avoid disturbance or damage of soils, especially those of high environmental value, such as peatlands and wetlands; iii. Ensure soil resources are conserved and managed in a sustainable way; iv. Be able to demonstrate that it will not be at an unacceptable risk of unstable or contaminated land. 4. Proactive management of the upland areas (heather moorland and peat bog habitats) for the benefit of carbon retention, biodiversity and natural flood management will be supported. 5. All development should have a neutral or positive impact on air and water quality. 6. Major developments are strongly encouraged to achieve the Building with Nature Design Award to demonstrate that high-quality green and blue infrastructure is designed and delivered within the development. To support good design, this accreditation should be sought in the early stages of a development as part of pre-application or outline planning permission approval. The Council will give positive weight to those developments achieving the Building with Nature Award.

Flooding/SuDS

1. Development proposed in a flood risk location from any source will be required to demonstrate that there is no sequentially preferable location in which the development could take place, and if necessary, that the development complies with the Exception Test. Where planning applications come forward on sites allocated in the development plan where the source and location of flood risk has been the subject of the sequential test, applicants need not apply the sequential test again. 2. Development will be required to demonstrate that it is it is safe from all types of flooding and that it will not exacerbate flood risk elsewhere in the Borough, including neighbouring agricultural land. Where appropriate, applications should be supported by a site-specific flood risk assessment. 3. Surface water should be managed as close to its source as possible and drained using a sustainable drainage system (SuDS), unless there is clear evidence that this would be inappropriate, to reduce or have a neutral effect on flood risk, minimise water pollution and enhance biodiversity. Natural flood management techniques should be prioritised wherever possible as part of any mitigation scheme. Measures such as rainwater recycling, green roofs, water butts and permeable surfaces will be encouraged to mitigate the impact of potential flood risk. 4. Surface water should be discharged in the following order of priority: i. An adequate soakaway or some other form of infiltration system; ii. An attenuated discharge to surface water body; iii. An attenuated discharge to public surface water sewer, highway drain or another drainage system; vi. An attenuated discharge to public combined sewer. 5. Applicants wishing to discharge surface water to the public sewer will need to submit clear evidence demonstrating why alternative options are not available as part of the determination of their application. 6. Applications for detailed approval will be expected to be supplemented by appropriate maintenance and management regimes for the lifetime of any surface water drainage schemes.

Trees and Woodland

1. Proposals for new woodlands will be supported and should consider any relevant woodland and forestry strategies to guide and support their management and expansion. 2. All development should: a. Include appropriate landscaping plans, which incorporate suitable tree planting that integrates well with existing trees. This should be done in accordance with guidance contained in national guidance BS.5837:2012 and any subsequent document; b. Incorporate existing trees and hedgerows into the design and layout of the scheme; c. Both new and existing trees should be maintained by the owner of the site in accordance with guidance contained in BS.5837:2012 and any subsequent document; d. Promote an increase in tree cover where it would not threaten other vulnerable habitats; and e. Avoid encroachment into the root protection area of trees considered worthy of retention. 3. If the removal of one or more trees is permitted as part of a development, compensatory planting must take place at a ratio of at least 3:1 (unless viability evidence is provided in accordance with Policy CP12(6)). Where this level of tree planting is not achievable on site, it may be appropriate to contribute to tree planting in the Borough through a planning contribution (including for appropriate long-term maintenance) in line with Policy CP12. 4. Development that would result in the loss of, or damage to, woodlands or trees of significant amenity, screening, wildlife or historical value will only be permitted where: a. The development is required to meet a need that could not be met elsewhere; and b. Where the benefits of the development clearly outweigh the loss or damage. 5. Impacts on the loss or deterioration of irreplaceable habitats (such as ancient woodland and ancient or veteran trees) will be refused unless significant, exceptional reasons can be demonstrated and appropriate compensation is to be provided.

Public Open Space in New Developments

1. New residential development will contribute to the provision of high quality open space for its residents, through provision of public open space on site and, where appropriate, through financial contributions towards improving the quality and/or accessibility of nearby existing spaces. The Council will prepare an SPD to provide further guidance on open space in new residential developments. 2. The Council will work with developers to determine the most appropriate means of providing open space for residents, having regard to the most up to date assessment of open space requirements or provision across Blackburn with Darwen. It will adopt a design-led approach to planning for new open space within a development, having regard to the location and character of the development proposed. 3. All development that includes an element of green space will be required to secure the appropriate maintenance of the space in the long term.

Development of Open Spaces

1. Development affecting designated open space (as identified on the Policies Map) will not be permitted unless: i. An up to date needs assessment has been undertaken which clearly demonstrates that the open space is surplus to requirements and is not required to meet a current and future need; or ii. The open space that would be lost would be replaced by new provision that is equivalent or better in terms of quantity and quality in a suitable location; or iii. The proposed development is for alternative sports and/or recreational provision, of which the benefits to the development of sport, physical activity and health and well-being would clearly outweigh the loss of the existing open space. 2. In all cases, including where the proposal would involve development on a smaller open space (not identified on the Policies Map), it should not have a detrimental effect on the open space, the historic environment, environmental, landscape character and local distinctiveness or biodiversity value of the green infrastructure network as a whole.

Equestrian Development

Developments outside the urban area for private or commercial stables/equestrian recreational facilities will be permitted where the Council is satisfied that there is suitable access to existing vehicular and field accesses, tracks and bridleways and that the development would not have an adverse impact on the character, visual and residential amenity or biodiversity value of the area.

Development Affecting Watercourses, Bodies, and Catchment Land

1. Development will not be permitted within the functional floodplain (as defined on the mapping published and updated by the Environment Agency) unless development is for water compatible uses or essential infrastructure that have met the requirements of the exception test. 2. Development alongside watercourses or bodies should, wherever possible, make active use of the water through the layout and orientation of development and the integration of the water and its environs into the development's public space. Such developments should provide positive engagement/frontages to the waterway wherever possible 3. Development alongside watercourses or bodies should enhance the waterside environment and boost the green infrastructure function of the watercourse or body. 4. Development close to watercourses or bodies should not sever recreational routes, prejudice recreational uses, reduce water quality, diminish the ecological value of the water body or environs, increase flood risk or interfere with culverts or drainage unless required to enable the development and appropriate mitigation measures are provided as part of the development proposals; 5. Development alongside watercourses or bodies will only be permitted if it can be demonstrated that it would not adversely impact on the structural integrity of the waterway or its related infrastructure and assets. 6. Development proposals on land used for public water supply catchment purposes (as shown on the Policies Map) will be required to consult with the relevant water undertaker. The first preference will be for proposals to be located away from land used for public water supply purposes. Where proposals are proposed on catchment land use for public water supply, careful consideration should be given to the location of the proposed development and a risk assessment of the impact on public water supply may be required with the identification and implementation of any required mitigation measures. 7. Development should ensure that groundwater resources are protected from pollution and safeguard water supplies.

Environmental Opportunity Areas

1. The Council will ensure that proposals for development during the plan period seek to protect, enhance and maintain the natural capital of Environmental Opportunity Areas (indicated on the Policies Map). These areas have been highlighted for their specific value in terms of habitats, biodiversity, carbon management and/or flood risk mitigation. 2. Requirements for carbon or biodiversity offsetting schemes arising from new developments will be directed towards these areas in the first instance, or the wider Green and Blue Infrastructure network.

Protection and Enhancement of Wildlife Habitats

1. Biodiversity resources will be protected such that any development likely to harm, damage or destroy statutory or non-statutory designated sites (as shown on the Policies Map) or habitats or species of: i. International or national importance (Sites of Special Scientific Interest) will not normally be permitted; ii. Principal importance, (Biological Heritage Sites or habitats and species listed in the Lancashire Biodiversity Action Plan) will not be permitted unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured; iii. Local importance (District Wildlife Sites and Local Nature Reserves) will not be permitted unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured. 2. Development should be designed to protect and enhance existing habitats and ecological networks, including wildlife corridors and stepping stones. Development should minimise any potential disturbance to species and habitats, for example from site lighting, air pollution, noise.

Green and Blue Infrastructure

1. All development must be designed to make a positive contribution to Blackburn with Darwen's Green and Blue Infrastructure network through: i. Inclusion of multi-functional landscaped public open space in the development; ii. Retention and enhancement of existing ecological and landscape features and spaces; iii. Incorporation of features in the built fabric that support and enhance key local species, such as nest and bat boxes incorporated within the fabric of new developments; iv. Provision for active travel on foot or bicycle; v. Physical and functional connections with neighbouring sites with connectivity into the Council's Public Rights of Way (PROW) and infrastructure network; and vi. Protecting, enhancing and maintaining existing trees (including veteran trees), woodlands (including ancient woodlands) and hedgerows and contribute to the expansion of tree cover in the Borough. 2. Where it has been comprehensively demonstrated that negative impacts on green and blue infrastructure cannot be avoided or mitigated on site, local compensatory habitat or a development contribution to the local offsetting scheme will be required. 3. Applicants will be expected to incorporate site drainage as part of a high quality green and blue water environment. Green infrastructure proposals should consider what contribution can be made to reducing surface water run-off and eventual discharge.

Trees and Woodland

1. Proposals for new woodlands will be supported and should consider any relevant woodland and forestry strategies to guide and support their management and expansion. 2. All development should: a. Include appropriate landscaping plans, which incorporate suitable tree planting that integrate

Local Green Space

1. Local Green Spaces are designated on the Policies Map and have been determined as demonstrably special to the local communities they serve. Development proposals which result in the loss of part or all of a Local Green Space or would have a negative impact on the features that make it locally significant will not be permitted unless very special circumstances can be demonstrated.

The Borough's Landscapes

1. New development will be required to take advantage of its landscape setting by maximising the availability of and existing local and distant views for users of buildings and public spaces, and by creating and / or improving networks of routes between urban and rural areas. 2. The key features of landscapes throughout the Borough will be protected in accordance with the most up to date Landscape Character Assessment. Development likely to affect landscapes or their key features will only be permitted where there is no unacceptable adverse impact (either in isolation or cumulatively) on them. The level of protection afforded will depend on the quality, importance and uniqueness of the landscape in question. 3. The active use of the Borough's landscapes through leisure and tourism will be promoted where this is compatible with objectives relating to their protection.

Equestrian Development

1. Developments outside the urban area for private or commercial stables/equestrian recreational facilities will be permitted where the Council is satisfied that there is suitable access to existing vehicular and field accesses, tracks and bridleways and that the development would not have an adverse impact on the character, visual and residential amenity or biodiversity value of the area.

The Historic Environment

1. The Council will, through decision making and fulfilling its wider functions, proactively manage and work with partners to protect and enhance the significance, character, appearance, and archaeological and historic value of the Borough's heritage assets. This will include exploring opportunities to aid the promotion, understanding and interpretation of important heritage assets as a means of reinforcing the Borough's identity and maximising wider public benefits. 2. The Council will support proposals that positively conserve and where appropriate enhance the Blackburn and Darwen's Historic Environment and heritage assets, including their setting. 3. Key elements which contribute to the Borough's identity and distinctiveness, and which therefore will be a priority for safeguarding and enhancing into the future, includes: i. The Borough's distinctive historic character predominantly of stone and red brick buildings set against the significant backdrop of the West Pennine Moors; ii. The legacy of mill buildings and their associated infrastructure including engine houses, chimneys and mill lodges and the relationship to nearby terraced workers housing; iii. The network of historic open spaces, parks, gardens, and cemeteries; iv. Pre-industrial farmhouses and weavers cottages; v. The Leeds and Liverpool canal which forms part of the strategic and local green-blue infrastructure network, linking development opportunities, urban and rural communities, as well as habitats, and is an important non-designated heritage asset; vi. The significant number of undesignated assets from the period of prolific historical growth in the 19th Century that are not protected and could be under threat from loss.

Heritage Assets

Development Affecting Heritage Assets 1. The Council will support proposals which conserve or, where appropriate, enhance the historic environment of Blackburn with Darwen. 2. Development that affects a designated heritage asset (or an archaeological site of national importance), including their setting, should sustain or enhance elements which contribute to the significance of the asset. Less than substantial harm to such elements will only be permitted where there is a clear justification and this is outweighed by the public benefits of the proposal. Substantial harm or total loss to the significance of the designated heritage asset (or an archaeological site of national importance) will only be permitted in exceptional circumstances. 3. Development that affects a non-designated heritage asset that has been identified by the Council as having local significance or value will only be permitted where any harm does not cause undue loss of significance to the character of the local area and where the harm or loss of significance cannot be balanced as part of a wider planning judgment. 4. Development that affects an archaeological site of less than national importance will only be permitted where its significance is sustained or enhanced in line with the importance of the remains. Preference will be for in situ preservation, unless the public benefits of the proposal can be demonstrated. Where this is not justified, the proposal will be required to carry out a programme of excavation and recording before or during development. 5. Development within or affecting the setting of a conservation area will only be permitted where it conserves and enhances its special character and appearance, in particular those elements that have been identified as making a positive contribution to its significance in any conservation area appraisal. 6. Proposals affecting all heritage assets (including conservation areas) will be expected to be accompanied by detailed information which allows the full impact of the development proposal on the heritage asset to be properly assessed. This should include the significance of the heritage asset, in isolation and as part of a group or as an area, including its contribution to the character or appearance of the area and its setting. As a minimum, the Lancashire Historic Environment Record and relevant heritage guidance documents should be considered. 7. Where permission is granted for a development that would result in total or partial loss of a heritage asset, approval will be conditional upon the asset being fully recorded, prior to the commencement of any work and the report deposited within the Local Historic Environment Record. Consent will not be granted for demolition until an acceptable redevelopment scheme has been approved and there is evidence that a contract has been let for the full implementation of the scheme.

Housing Development

Housing requirement, location and delivery 1. The Council will seek to deliver a minimum of 447 net new dwellings per annum (dpa) over the plan period 2021-2037 in line with the mix set out in Policy DM03. This equates to a total of 7,152 dwellings over the 16-year Plan period. Suitable land will be allocated to include a buffer to allow for flexibility, choice and competition. 2. A range of site sizes and locations will be provided, along with support for development on urban windfall sites (including underutilised or previously developed land). Site allocations are identified in the Housing Growth Allocation Policies. A new strategic housing site (Policy H195) in North East Blackburn will be allocated to ensure delivery of the qualitative and quantitative housing requirement for this plan period, and provide additional land for beyond the plan period. 3. The housing trajectory sets out the projected rate of housing delivery over the plan period. The Council will monitor delivery rates annually and take action as necessary to ensure that adequate delivery rates are maintained. Affordable housing needs 4. On developments of 10 or more dwellings 20% of homes delivered will be expected to be affordable units and to have regard to the Council's Developer Contributions and Affordable Housing SPD. Affordable rent or shared ownership products must be retained as affordable units in perpetuity. On-site provision is preferred to encourage mixed communities, however provision off-site via commuted sums may be appropriate in limited circumstances. 5. Developments that propose to include a higher number of affordable homes on site than required by Policy CP04 will be supported in principle subject to a detailed assessment of demand in the wider housing area. 6. In meeting the identified Affordable Housing target, the Council will take into account issues affecting delivery including: availability of grant; evidence on the economic viability of individual developments; and up to date evidence on market conditions. 7. The type of affordable housing provided should meet the requirement for at least 25% of the affordable units to be First Homes and then seek to meet the needs identified in the latest housing evidence in terms of type, tenure, size and suitability to meet the needs of specific groups. Any local eligibility criteria will be set out in the Council's Developer Contributions and Affordable Housing SPD. Self and Custom Build Housing 8. The Council will support proposals for self-build or custom-build housing (that accord with other relevant policies). 9. For sites proposing multiple self-build or custom-build units, the Council will require a Design Code to be prepared to ensure that there is a consistent and cohesive approach to design. Housing for Older and Vulnerable People 10. New development will be expected to contribute towards meeting the needs of older and vulnerable persons' accommodation in line with Policy DM03. 11. The overall need for new care home beds, and housing units with support and care over the plan period will be identified through a local strategic assessment (which will be updated by commissioners on a regular basis). The Council will support applications for supported and extra care housing as a component of this supply that are: a. In line with strategic demands and supported by the Council's commissioning team; and b. Are in accessible locations and in accordance with other relevant policies in the Plan. Gypsy and Traveller pitch requirement, location and delivery 12. A need for a minimum of 17 net additional gypsy and traveller pitches is identified between 2021-2037, along with a need for 5 new transit pitches. Site allocations are identified in the Gypsy and Traveller Growth Site Allocation Policies. 13. Development that would result in the loss of existing permanent pitches or allocations or sites that are authorised for gypsy and traveller use will not be supported unless evidence is provided: a. clearly demonstrating that there is an overall surplus of pitches in the Borough; or b. alternative provision is proposed elsewhere in accordance with policy DM04.

Residential Gardens and Boundaries

1. Outside of the urban boundary, an extension to a residential garden or boundary will only be permitted where it will not, in isolation or in combination with other committed or completed development, lead to any detriment to visual amenity or to the character of the surrounding landscape. In appropriate cases, the Council will remove permitted development rights in order to protect the character and amenity of the landscape. 2. Proposals to extend a residential garden within the urban boundary will be assessed against all other relevant policies of the plan. All proposals will consider issues around privacy, overlooking and amenity, and should be of an appropriate scale or size for the area.

Housing Mix, Standards and Densities

1. All new major housing schemes will be expected to widen the choice of housing types available in Blackburn with Darwen, reflecting the Council's latest evidence of housing need and market demand. 2. All new dwellings must comply with the nationally described space standards, and optional higher water efficiency standards (equivalent to 110 litres/person/day). 3. In residential developments of 10 dwellings or more, at least 20% of homes should be deemed appropriate to accommodate the needs of older and vulnerable people unless specific site conditions make this impractical or unviable. The nature of this provision will be determined on a site-by-site basis depending on demand in a particular area and the site context and may incorporate bungalow provision or accessible and adaptable homes in accordance with Part M4(2) of the Building Regulations. 4. In residential schemes of 10 dwellings or more, the Council will seek 5% of new homes to be wheelchair adaptable in accordance with Part M4(3) of the Building Regulations unless site specific factors or other circumstances are demonstrated to make the site unsuitable or unviable. 5. To ensure the best use of land and buildings new housing developments will be expected to achieve minimum density standards of 45 dwellings per hectare (dph) (net developable area) in town centres and other locations that are well served by public transport. Minimum densities of between 30-35dph (net developable area) will be considered appropriate in other locations. 6. Other variations in density may be needed, for exa

Houses in Multiple Occupation (HMOs)

1. Proposals for new HMOs, including hostel accommodation, will not be permitted in any part of the Borough during the plan period. This applies to both new build development and proposed conversions of existing dwellings or buildings. 2. Occupancy conditions may be imposed on planning applications for other forms of accommodation to prevent them from becoming HMOs in the future.

Conversion of Buildings in the Countryside

1. Outside the defined Urban Area and Village Boundaries, the conversion of a building will be permitted provided that the proposal satisfies all the following criteria: i. In the case of proposals for residential conversions, the building must be shown to be unsuitable for industrial, tourism, non-retail commercial, other than farm shops, or other commercial use because of its location, size, form, general design, or relationship with neighbouring properties. Applications for conversion to residential use where this has not been demonstrated must be supported by evidence that every reasonable effort has been made to secure a suitable business or other non-residential use for the property over a period of at least 12 months; ii. So far as is reasonable and practicable, the development is accessible or can be made accessible by sustainable modes of transport; iii. The buildings are of a permanent and substantial construction and are capable of conversion without major or complete reconstruction. A structural survey should accompany the planning application; iv. The buildings are large enough for the proposed use without the need for an extension which would be out of scale with the host building or incompatible with the character of the area; v. In the case of a building erected under the General Permitted Development Order the Council must be satisfied that it was originally erected for genuine agricultural purposes; and vi. In order to maintain control over the future development of the site, in appropriate cases the Council will remove permitted development rights, and / or restrict conversions to the particular use applied for in the case of commercial conversions.

Replacement Dwellings in the Countryside

1. Outside the defined Urban Area and Village Boundaries, the replacement of an existing dwelling will be permitted provided the proposal satisfies all the following criteria: i. The existing dwelling can be lawfully used for residential purposes at the present time; ii. The size of the proposed dwelling does not result in an increase in the scale or footprint of the existing building to an extent that would unacceptably impact on the character and openness of the rural area or on biodiversity; iii. The proposed dwelling and any boundary treatments are appropriate in terms of siting, materials, design, and do not detract from the landscape character area in which the dwelling is sited, or the residential amenity of any adjacent property. 2. In order to maintain control over the future development of the site, the Council will consider removing permitted development rights in appropriate cases.

Rural Workers' Dwellings in the Countryside

1. Outside existing settlements, planning permission will only be granted for a new rural worker's dwelling at, or in close proximity to, the source of employment where it is demonstrated that the proposal satisfies all the following criteria: i. The worker is full time or primarily employed in agriculture, forestry or another similar use demonstrably requiring them to be present on site almost all of the time to ensure effective operation and a condition can be imposed restricting occupancy to a worker in this position; ii. There is a clear operational need for an additional dwelling for the worker to live at or close to the enterprise; iii. The enterprise is established and economically viable; iv. The accommodation can be related to an existing group of buildings connected to the business. The Council will not consider applications for isolated dwellings unless it can be shown that this is the only practical solution, or where other exceptional circumstances apply; and v. In the case of agricultural dwellings, there is no evidence of farm buildings which were suitable for conversion to a dwelling having been sold off separately from the farmland concerned. 2. Where a new dwelling is essential to support a new farming activity, satisfying the above criteria, permission will be granted for temporary accommodation for a period of no more than three years. The temporary accommodation must be removed at the end of the period, and successive extensions will not be granted to the temporary permission. 3. The Council will seek to ensure that any new dwellings granted planning permission under this policy are proportionate in size to the nature of the undertaking to which they are attached and no larger than required to meet the needs of the worker.

Housing Mix, Standards and Densities

1. Provision of a range of housing types available in Blackburn with Darwen, reflecting the Council's latest evidence of housing need and market demand. 2. All new dwellings must comply with the nationally described space standards, and optional higher water efficiency standards (equivalent to 110 litres/person/day). 3. In residential developments of 10 dwellings or more, at least 20% of homes should be deemed appropriate to accommodate the needs of older and vulnerable people unless specific site conditions make this impractical or unviable. The nature of this provision will be determined on a site-by-site basis depending on demand in a particular area and the site context and may incorporate bungalow provision or accessible and adaptable homes in accordance with Part M4(2) of the Building Regulations. 4. In residential schemes of 10 dwellings or more, the Council will seek 5% of new homes to be wheelchair adaptable in accordance with Part M4(3) of the Building Regulations unless site specific factors or other circumstances are demonstrated to make the site unsuitable or unviable. 5. To ensure the best use of land and buildings new housing developments will be expected to achieve minimum density standards of 45 dwellings per hectare (dph) (net developable area) in town centres and other locations that are well served by public transport. Minimum densities of between 30-35dph (net developable area) will be considered appropriate in other locations. 6. Other variations in density may be needed, for example, to mitigate harm to a heritage asset and/or relate to local character. Densities will be expected to have a positive relationship with the existing character of a place, any distinctive features, the historic environment and the surrounding landscape. Site-specific densities may be introduced through area-based character assessments, design guides, design codes or masterplans in line with the NPPF. 7. Design and access statements will be required to clearly set out which of the relevant standards required by Policy DM03 will be met through the development. Requirements of Policy DM03 apply to all new dwellings, including those created through conversion or subdivision.

Assessing Planning Applications for Gypsy, Traveller and Travelling Showpeople Sites

1. The following criteria will be used in determining planning applications for Gypsy, Traveller and Travelling Showpeople Sites. In terms of their broad location sites will: i. Have good access to local services and facilities; and ii. Be primarily located within urban areas. In terms of their specific location, the site will: iii. Be in an area of low flood risk; iv. Safeguard the health of occupiers and provide a satisfactory level of amenity for them, by reference to a range of factors including but not limited to the space available for each family, noise, odour, land contamination, other pollution or nuisance, and the disposal of refuse and foul water; v. Have good vehicular and pedestrian access from the highway, be in reasonable proximity to public transport accessibility, and prioritise walking and cycling; vi. Not give rise to an unacceptable impact on amenity for users in the vicinity of the development, or, in the case of nearby commercial users, result in the imposition of new constraints on the way in which such users can operate their business. 2. Self-sought provision will be positively considered where it accords with this policy and other relevant policies in the Local Plan. Transit sites should provide safe and convenient access to road networks and be located so as to cause minimum disruption to surrounding communities. Land contamination, flood risk issues and any health and safety risks that may arise for occupants from adjoining land uses, must also be considered.

Rural Exception Sites

1. Outside the defined Urban Area and Village Boundaries, planning permission for residential development not specifically allowed for by other policies will only be granted where all the following criteria are met: i. A need is identified for affordable housing in the locality; ii. It is demonstrated that land is not available to accommodate the development within the defined boundary of the village nearest to the proposed development and any others as may be appropriate; iii. The occupancy of the dwellings can be restricted to individuals accepted as requiring affordable housing in the locality; and iv. The dwellings provided will be made available as affordable housing in perpetuity. 2. Where a new dwelling or dwellings are acceptable in principle under this policy, they shall in the first instance be located on land immediately adjoining the existing boundary of a village. New build dwellings in the open countryside will not be acceptable under this policy. 3. Where it can be demonstrated to the satisfaction of the Council that market housing is essential to cross-subsidise the delivery of affordable housing on rural exception sites: i. The proportion of market housing must not exceed 50%; and ii. The market and affordable housing must not be distinguishable in design quality.

Blackburn Golf Course Practice Ground

1. Planning obligations (CP12) – a planning contribution may be required to help mitigate the impacts of development. Specific infrastructure requirements and planning contributions will be identified in line with Policy CP12 and the Developer Contributions and Affordable Housing SPD; 2. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM3 and DM05; 3. Flooding / water management (DM13) – a) a small area of the site is located within Flood Zone 3b (see SFRA Level 1) which should be omitted from the developable area of the site; b) flood risk should be manageable through careful consideration of site layout and design around the flood risk early on in the planning stage;

Land at Bank Hey, Blackburn

Key Development Considerations 1. Adopted masterplan - Development is to be brought forward in line with the principles set out in the Bank Hey Masterplan (adopted February 2021) and associated Infrastructure and Delivery Plan. A co-ordinated approach to phased development in line with supporting infrastructure works will be required; 2. Planning obligations (CP12) - a planning contribution will be required to help mitigate the impacts of development in line with the Bank Hey Masterplan. This will contribute towards additional primary and secondary school places, off-site highways improvements, flood mitigation and other specific infrastructure requirements identified in line with Policy CP12; 3. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required to establish the approach to drainage, water supply and wastewater connections given the complexity of existing utilities infrastructure within and surrounding the site. More detailed assessments will be required in conjunction with United Utilities to determine the most appropriate option to establish a new clean water connection; 4. Contamination (DM02) - completion of appropriate ground investigation works will be required to establish the extent of any ground contamination and any required mitigation measures due to former uses on the site as a pottery works; 5. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM03 and DM05; 6. Flooding / water management (DM13) – the site is located within a Critical Drainage Area and a Strategic Flood Risk Assessment (SFRA) has identified specific requirements for the site. An agreed drainage strategy incorporating mitigation measures for surface water will be agreed prior to the submission of planning application, with the ponds and drains running west to east through the site to be retained within the development design; applicants will be required to engage early with United Utilities to agree the approach to a drainage strategy and connections to the public sewer, incorporating mitigation measures where necessary. Surface water will only be allowed to discharge to the public sewer in accordance with the hierarchy for surface water management set out in Policy DM13; 7. Environmental Opportunity Areas (DM14) – the site is expected to include new strategic green infrastructure links and/or habitat, biodiversity, carbon management and flood risk mitigation measures; 8. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application for developing the site due to its greenfield nature and its location in close proximity to Higher Bog Pasture Biological Heritage Site and the presence of important species and habitats within the site; 9. Public Rights of Way (DM16) - the development layout and scheme should incorporate existing Public Rights of Ways and create a new network of routes for both pedestrians and cyclists; 10. Trees (DM17) - important features present on the site such as woodlands (two areas of trees present within the site are protected by TPOs) and hedgerows should be protected; 11. Open space (DM16 and DM18) - proposals will be expected to provide a NEAP onsite (or contribution towards off site provision where justified, in addition to costs under para 1); 12. Heritage assets (DM26) – the New Row Wesleyan Methodist Chapel is a Grade II listed building located adjacent to the western boundary of the site on Heys Lane and is in a poor state of repair. Bog Bank Farmhouse, a Grade II listed building is also located close to the site. As the site is on exposed, high ground, development is likely to have a significant visual impact upon the surrounding area and these listed assets. The Heritage Impact Assessment prepared for the site identifies a number of mitigation measures to minimise any impact on these assets. Development should maintain the visual connection to these assets and maintain some sense of openness, limiting development directly opposite and in close proximity to the listed Chapel. A landscape buffer should be retained on the western edge of the site and development on the southern parts of the site should be limited as these areas will appear more visually prominent; 13. Archaeology (DM26) - any planning application to develop the site will be accompanied by an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation. The development may require a level of archaeological mitigation, which might take the form of preservation in situ, or by record, depending on the significance of the features encountered; 14. Highways and access (DM29) – the Bank Hey Masterplan identifies a number of suitable vehicular access points to the site off Jack Walker Way, Heys Lane, Moorland Road and Bog Height Road.

Land at Holden Fold, Darwen

Key Development Considerations 1. Adopted masterplan - Development is to be brought forward in line with the principles set out in the Holden Fold Masterplan (adopted February 2021) and associated Infrastructure and Delivery Plan. A co-ordinated approach to phased development in line with supporting infrastructure works will be required; 2. Planning obligations (CP12) - a planning contribution will be required to help mitigate the impacts of development in line with the Holden Fold Masterplan. This will contribute towards additional primary and secondary school places, off-site highways and Square Meadows upgrade and other specific infrastructure requirements identified in line with Policy CP12; 3. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required due to presence of utilities infrastructure and land interests within the site and its location in close proximity to an identified drainage area. More detailed assessments will be required in conjunction with United Utilities to determine the most appropriate option to establish a new clean water connection; 4. Contamination (DM02) - completion of appropriate ground investigation works will be required to establish the extent of any ground contamination and any required mitigation measures due to former mining activities on the site and its location in close proximity to a former landfill site; 5. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM03 and DM05; 6. Flooding / water management (DM13) – the site is partially located within a Critical Drainage Area. A holistic drainage strategy is to be agreed prior to the submission of any planning application for developing the site; 7. Environmental Opportunity Areas (DM14) – the site includes the green infrastructure opportunities identified in the Holden Fold Masterplan as potential Environmental Opportunity Areas; 8. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application for developing the site due to its greenfield nature; 9. Public Rights of Way (DM16) - a network of Public Rights of Way cross the site and run along the northern boundary. The development layout and scheme detailing will be required to provide good connectivity to this established network including mitigation of any adverse impacts; 10. Open space (DM16 and DM18) - the Council's Open Space Audit (2021) identified a deficiency of amenity greenspace in the Darwen Neighbourhood Area which development proposals should seek to address wherever possible. A community sports pitch known locally as Square Meadow is located on the eastern boundary of the site and development proposals should explore the opportunities to extend/enhance this use and create linkages with the on-site and surrounding network of open spaces; 11. Heritage assets (DM26) – the site is located adjacent a number of designated heritage assets and their settings, including Manor House Farm Cottage and the church buildings at Lower Chapel and Church of St James' that must be protected. The proposed development site falls uphill of Manor House and development is likely to impact on its setting. The Heritage Impact Assessment prepared for the site requires a landscape buffer to be retained in the south east corner of the site whilst retaining glimpsed views of the listed Manor House Cottage. The levels of any development in this part of the site will need to be maintained to avoid development dominating views within the wider setting; 12. Archaeology (DM26) - any planning application to develop the site will be accompanied by an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation. The development will in all likelihood require a level of archaeological mitigation, which might take the form of preservation in situ, or by record, depending on the significance of the features encountered; 13. Landscape character (DM22) - the site is located within the West Pennine Moors. Development proposals will be required to be designed so as to minimise the potential impacts of development on the landscape character, ecological and recreational value of the West Pennine Moors. Important landscape features such as the area of adjacent woodland (Polyphemus Woods) will be protected; 14. Highways and Access (DM29) – the Holden Fold Masterplan identifies suitable vehicular access points to the site at Holden Fold, Moor Lane and Roman Road.

Queen's Park, Blackburn

Key Development Considerations 1. Planning obligations (CP12) – a planning contribution may be required to help mitigate the impacts of development in line with Policy CP12 and the Developer Contributions and Affordable Housing SPD. Specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to presence of utilities infrastructure within the site; 3. Securing High Quality and Inclusive Design (CP8) – in line with Policy CP4: Housing Development, the Council will prepare a design code to ensure there is a consistent and cohesive approach to design for the site; 4. Contamination (DM02) – the completion of appropriate ground investigation works and gas risk assessment will be required to establish the extent of any ground contamination and any required mitigation measures due to site's former use as a quarry and its location close to a known landfill site; 5. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM03 and DM05; 6. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application for developing the site due to its greenfield nature; 7. Heritage assets (DM26) - the site is located adjacent to a Grade II listed Park and Garden (Queen's Park). The Heritage Impact Assessment prepared for the site recommends development of the parcel adjacent Queen's Park to be 2 storey terrace or linked properties set at road level to replicate the typical urban character of the area. The properties should be set back off the road with low garden walls to the front; 8. Highways and access (DM29) – suitable vehicular access to the site is available off Queens Road and Borrowdale Avenue.

Roe Lee Mills, Blackburn

Key Development Considerations 1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development in line with Policy CP12 and the Developer Contributions and Affordable Housing SPD. Specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to the presence of utilities infrastructure within the site; 3. Safeguarding amenity (DM02) – adequate mitigation measures will be required within development proposals to ensure any amenity impacts associated with the site's proximity to the railway line are adequately addressed; 4. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM03 and DM05; 5. Flooding / water management (DM13) - the Level 2 SFRA identifies a need for a Drainage Strategy to be prepared at the FRA stage to manage surface water risk on and off the site. There is an open channel watercourse running along the southern boundary of the development site. Any development proposals on the site should ensure an 8m riparian buffer is retained along this watercourse; 6. Highways and access (DM29) – suitable vehicular access to the site is available off Campbell Street.

Springside Works, Belmont

The site is allocated for approximately 116 residential units. Key Development Considerations: 1. Green Belt (CP2) - The site is previously developed land located within the Green Belt. Development proposals must therefore comply with relevant national policy; 2. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development in line with Policy CP12 and the Developer Contributions and Affordable Housing SPD. Specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 3. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to a range of issues and its location within close proximity to a reservoir flood zone, which include the presence of utilities infrastructure along the proposed access road, the impact on United Utilities' land interests, the operational reservoir and associated infrastructure, and due to the location of the site in a reservoir flood zone; 4. Contamination (DM02) – a number of landfills were formerly present on the site which has resulted in significant contamination issues. This must be thoroughly investigated and resolved prior to development of the site; 5. Housing mix and standards (DM03 and DM05) – development of the site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM03 and DM05; 6. Flooding / water management (DM13) – the SFRA Level 1 highlights an area of the site is located within Flood Zone 3b which is to be omitted from the site's developable area. Flood risk should be manageable through careful consideration of site layout and design around the flood risk early on in the planning stage. Attention will be required to drainage within and from the site to ensure that there is no impact on the nearby watercourse; 7. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application for developing the site and appropriate buffers included where required due to its rural location, proximity to nationally and regionally important wildlife sites (SSSI, BHSs, nature reserve), watercourses and its position within an ecological network. The potential impact of recreational disturbance on the West Pennine Moors SSSI should also be considered at early project stage; 8. Public Rights of Way (DM16) - the development layout and scheme detailing should provide good connectivity to the established Public Rights of Way network including mitigation of any adverse impacts; 9. Open space (DM18) – development proposals will be expected to provide a LEAP onsite (or contribution towards off site provision where justified, in addition to costs under para 2); 10. Landscape character (DM22) - i. the site is located within the West Pennine Moors. Development proposals will be required to be designed so as to minimise the impact of development on the countryside and to enhance access to the countryside; ii. development must be informed by a landscape masterplan identifying strategic areas of planting that are required to integrate the development into the surrounding countryside; iii. development will be required to be compatible with the rural character of the surrounding area, with particular attention to the massing and distribution of buildings, architectural vernacular, materials and landscaping / boundary treatments; 11. Heritage assets (DM26) - two Grade II listed buildings are located in close proximity to the site – Lower Folds Farmhouse to the north west and Dingle House to the south east. The Heritage Impact Assessment prepared for the site requires any new development to preserve the wooded framework enclosing the site to screen views and minimise harm to these listed buildings. The assessment also identifies the Springside Works site itself as a non-designated heritage asset. Some further recording of the above ground structures to capture the evidential value of the site will mitigate the very low level loss of the building; 12. Archaeology (DM26) - any planning application to develop the site will need to be accompanied by an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation. The development will in all likelihood require a level of archaeological mitigation, which may take the form of preservation in situ, or by record, depending on the significance of the features encountered; 13. Highways and access (DM29) – suitable existing vehicular access point to the site is available; 14. Proposals for development will need to be accompanied by a comprehensive plan for the long term management of the wider land holding that accompanies the industrial site.

Land at Scotland Bank Terrace, Blackburn

The site is allocated for approximately 41 residential units. Key Development Considerations: 1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development in line with Policy CP12 and the Developer Contributions and Affordable Housing SPD. Specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Utilities infrastructure (CP12) - early dialogue with United Utilities and the Council's Drainage team will be required prior to the submission of a planning application for developing the site due to its location in close proximity to an identified drainage area; 3. Contamination (DM02) - completion of appropriate ground investigation works to establish the extent of any ground contamination and whether any mitigation measures are required due to site's former use as mill; 4. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM03 and DM05; 5. Highways and access (DM29) – suitable vehicular access to the site is available off Heys Lane/Scotland Bank Terrace.

Land at Marsh House Lane, Darwen

The site is allocated for approximately 140 residential units. Key Development Considerations: 1. Planning obligations (CP12) - a planning contribution will be expected to help mitigate the impacts of development in line with Policy CP12 and the Developer Contributions and Affordable Housing SPD. This includes funding provision of additional primary and secondary school places and any other specific infrastructure requirements identified in line with Policy CP12; 2. Utilities infrastructure (CP12) - early dialogue with United Utilities and the Council's Drainage team will be required prior to the submission of a planning application for developing the site due to its location in close proximity to an identified drainage area; the dialogue with United Utilities will need to address the presence of utilities infrastructure within the site; 3. Contamination (DM02) - completion of appropriate ground investigation works will be required to establish the extent of any ground contamination and any required mitigation measures due to former mining workings on the land; 4. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM03 and DM05; 5. Environmental Opportunity Areas (DM14) – the site is expected to contribute towards the woodland improvements to the adjacent Environmental Opportunity Area to reduce flood risk within the associated river catchment; 6. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application for developing the site due to its greenfield nature. There is a pond located in the northwest corner of the site to the south of Marsh House Lane which should be retained as part of any new development; 7. Public Rights of Way (DM16) - the development layout and scheme detailing should provide good connectivity to the established Public Rights of Way network including mitigation of any adverse impacts; 8. Open space (DM16 and DM18) - the Council's Open Space Audit (2021) identified a deficiency of amenity greenspace in the Darwen Neighbourhood Area which development proposals should seek to address wherever possible. Proposals will also be expected to provide a LEAP onsite (or contribution towards off site provision where justified, in addition to costs under para 1); 9. Archaeology (DM26) – an archaeological desk-based assessment and walkover will be required as part of any planning application for developing the site to assess potential archaeological features on site – farmsteads, colliery and pits known; 10. Highways and access (DM29) – suitable vehicular access to the site is available off Marsh House Lane.

North East Blackburn Strategic Housing Site

The site is allocated for approximately 690 residential units delivered within the plan period with development continuing beyond 2037 (total of 1500 units to be delivered across the site). Key Development Considerations: 1. Masterplan - the site is to be brought forward in line with a masterplan including the preparation of a Design Code and Infrastructure and Delivery Strategy covering the whole of the allocation. The masterplan must be agreed by the Council prior to the granting of planning permission on any part of the site; 2. Planning obligations (CP12) - a planning contribution will be expected to help mitigate the impacts of development in line with the site specific financial appraisal set out in the Plan Viability Study. This will include funding provision of additional primary and secondary school places, a new link road and any other specific infrastructure requirements identified in line with Policy CP12 and the masterplan; 3. Utilities infrastructure (CP12) - a. early dialogue with United Utilities will be required prior to the preparation of a masterplan and submission of a planning application due to the presence of utilities infrastructure and land interests, including easements and rights of way, within the site. b. United Utilities has confirmed that the existing clean water network in the immediate vicinity of the development site is not currently able to support the additional demand required to provide connections for the proposed development. It is anticipated that network reinforcement works will be required to provide adequate capacity to service the development site. United Utilities should be contacted at the earliest opportunity to confirm the extent of reinforcement works required. c. a holistic drainage strategy is to be agreed prior to the submission of planning application and early dialogue with United Utilities will be required due to presence of utilities infrastructure within the site. This utilities infrastructure includes a Well, Hydraulic Ram and associated pipework serving Middle Mickle Hey Farm, and there are legal requirements in place to safeguard water provision in respect of that site. United Utilities can provide relevant information.

Land off Bog Height Road, Blackburn

1. Adopted masterplan - due to location of site adjacent to the Bank Hey Housing Growth Allocation (H042), any development proposals must be consistent with the adopted Bank Hey Masterplan (adopted March 2020) and should not compromise delivery of the wider allocated site; 2. Planning obligations (CP12) – a planning contribution will be required to help mitigate the impacts of development in line with agreement for the adjoining site H042 and the Bank Hey Masterplan. This will contribute towards additional primary school places in West Blackburn, highways infrastructure improvements (Bog Height Link Road and improvements to Jack Walker Way/A666) and other specific infrastructure requirements identified in line with Policy CP12; 3. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM03 and DM05; 4. Flooding / water management (DM13) – the SFRA Level 1 highlights an area of Flood Zone 3b within the site which is to be omitted from the site's developable area. Flood risk should be manageable through careful consideration of site layout and design around the flood risk early on in the planning stage; 5. Ecology (DM15) – any planning application for developing the site will need to consider and mitigate against potential ecological impacts; 6. Open space (DM18) – development proposals will be expected to provide a LEAP onsite (or contribution towards off site provision where justified, in addition to costs under para 2); 7. Archaeology (DM26) – an archaeological desk-based assessment and walkover will be required as part of any planning application for developing the site to assess potential archaeological features on the site; 8. Highways and access (DM29) – access to the site is to be provided off the new link road connecting Bog Height Road to Ashwood Avenue. Alternative access to the site could be provided through Housing Growth Allocation H042 (Land at Bank Hey, Blackburn) if the site were to be brought forward in advance of the link road's delivery; 9. Utilities infrastructure (CP12) – early dialogue with United Utilities will be required prior to the submission of a planning application due to the presence of utilities infrastructure and land interests within the site; 10. Landscape Character (DM22) – the site is located adjacent the West Pennine Moors. Development proposals will be required to be designed so as to minimise the potential impacts of development on the landscape character, ecological and recreational value of the West Pennine Moors. Important on-site landscape features, such as hedgerows, will be protected.

Blackburn Golf Course Practice Ground

Key Development Considerations 1. Planning obligations (CP12) – a planning contribution may be required to help mitigate the impacts of development. Specific infrastructure requirements and planning contributions will be identified in line with Policy CP12 and the Developer Contributions and Affordable Housing SPD; 2. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM3 and DM05; 3. Flooding / water management (DM13) – a) a small area of the site is located within Flood Zone 3b (see SFRA Level 1) which should be omitted from the developable area of the site; b) flood risk should be manageable through careful consideration of site layout and design around the flood risk early on in the planning stage; c) early dialogue with United Utilities and the Council's Drainage team will be required prior to the submission of a planning application for developing the site due to its location within an identified drainage area; and d) applicants will be required to engage early with United Utilities to agree the approach to a drainage strategy and connections to the public sewer, incorporating mitigation measures where necessary. Surface water will only be allowed to discharge to the public sewer in accordance with the hierarchy for surface water management set out in Policy DM13; 4. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application to develop the site due to its greenfield nature; 5. Open space (DM16 and DM18) - the Council's Open Space Audit (2021) identifies a deficiency of both amenity greenspace and natural and semi-natural greenspace in the Blackburn North Neighbourhood Area. Development proposals should seek to address these deficiencies wherever possible, along with provision of a LAP onsite (or contribution towards off site provision where justified, in addition to costs under para 1); 6. Archaeology (DM26) - any planning application to develop the site will need to be accompanied by an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation. The development may require a level of archaeological mitigation, which might take the form of preservation in situ, or by record, depending on the significance of the features encountered; 7. Highways and access (DM29) – suitable vehicular access to the site is available off Clarence Park; 8. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application due to the presence of utilities infrastructure within the site.

Fishmoor Drive Site 4, Blackburn

Key Development Considerations 1. Planning obligations (CP12) - a planning contribution will be expected to help mitigate the impacts of development in line with Policy CP12 and the Developer Contributions and Affordable Housing SPD. This includes funding provision of a replacement playing field and any other specific infrastructure requirements identified in line with Policy CP12; 2. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM03 and DM05; 3. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to presence of utilities infrastructure and land interests within the site; 4. Ecology (DM15) - potential ecological impacts must be considered and mitigated against as part of any planning application to develop the site due to its greenfield nature, District Wildlife Site status of part of the site, and its location immediately adjacent to Darwen Valley Parkway Biological Heritage Site (BHS). An adequate buffer and access management infrastructure may be required to protect sensitive habitats and species; 5. Public Rights of Way (DM16) - the development layout and scheme detailing should provide good connectivity to the established Public Rights of Way network including mitigation of any adverse impacts; 6. Trees (DM17) - there are a number of trees both within and around the perimeter of the site (including some TPOs to the south east boundary). Development will be required to avoid loss of and minimise harm to existing trees; 7. Open space (DM18) – development proposals will be expected to provide a LEAP onsite (or contribution towards off site provision where justified, in addition to costs under para 1); 8. Playing pitches (DM20) - the area of playing field to be lost as a result of the proposed development will be replaced, prior to the commencement of development, by a new area of playing field of equivalent or better quality; and of equivalent or greater quantity; and in a suitable location; and subject to equivalent or better accessibility and management arrangements; 9. Archaeology (DM26) - any planning application to develop the site will require an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation. The development may require a level of archaeological mitigation, which might take the form of preservation in situ, or by record, depending on the significance of the features encountered; 10. Highways and access (DM29) – suitable vehicular access to the site is available off Fishmoor Drive.

Haslingden Road (Fishmoor Reservoir), Blackburn

Key Development Considerations 1. Planning obligations (CP12) - a planning contribution will be expected to help mitigate the impacts of development in line with Policy CP12 and the Developer Contributions and Affordable Housing SPD. Specific infrastructure requirements will be identified in line with Policy CP12; 2. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to presence of utilities infrastructure and land interests within and adjacent to the site; 3. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM3 and DM05; 4. Flooding / water management (DM13) – due consideration will need to be given to the potential for flooding from the adjacent Fishmoor reservoir. Incorporation of appropriate measures to control surface water run-off will be required. There should be no impact on water quality / water supply as a result of the development's proximity to Fishmoor Reservoir; 5. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application for developing the site due to its greenfield nature and its location in close proximity to Fishmoor and Guide reservoirs. Mitigation measures for habitat loss should be met within the local area; 6. Public Rights of Way (DM16) - the development layout and scheme detailing should provide good connectivity to the established Public Rights of Way network including mitigation of any adverse impacts; 7. Open space (DM18) – development proposals will be expected to provide a LEAP onsite (or contribution towards off site provision where justified, in addition to costs under para 1); 8. Archaeology (DM26) - any planning application to develop the site will need to be accompanied by an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation. The development may require a level of archaeological mitigation, which might take the form of preservation in situ, or by record, depending on the significance of the features encountered; 9. Highways and access (DM29) – suitable vehicular access to the site is available off Haslingden Road.

Land at Bank Hey, Blackburn

Key Development Considerations 1. Adopted masterplan - Development is to be brought forward in line with the principles set out in the Bank Hey Masterplan (adopted March 2020) and associated Infrastructure Delivery Strategy; 2. Planning obligations (CP12) - a planning contribution will be required to help mitigate the impacts of development in line with the Bank Hey Masterplan. This will contribute towards additional primary school places in West Blackburn, highways infrastructure improvements (Bog Height Link Road and improvements to Jack Walker Way/A666) and other specific infrastructure requirements identified in line with Policy CP12; 3. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to presence of utilities infrastructure and land interests within the site; 4. Contamination / site safety (DM02) – due to the presence of infilled land in the area and a known landfill on the site, completion of appropriate ground investigation works will be required to establish the extent of any ground contamination and any required mitigation measures. In addition, the overhead lines present on the site will be incorporated into the design of development and statutory safety clearances between overhead lines, the ground, and built structures must not be infringed; 5. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM03 and DM05; 6. Flooding / water management (DM13) – a. a small area of the site is located within Flood Zone 3b (see SFRA Level 1) which should be omitted from the developable area of the site; b. surface water flood risk should be manageable through careful consideration of site layout and design around the flood risk early on in the planning stage; c. a holistic drainage strategy is to be agreed prior to the submission of planning application, with the ponds and drains running west to east through the site to be retained within the development design; d. applicants will be required to engage early with United Utilities to agree the approach to a drainage strategy and connections to the public sewer, incorporating mitigation measures where necessary. Surface water will only be allowed to discharge to the public sewer in accordance with the hierarchy for surface water management set out in Policy DM13; 7. Environmental Opportunity Areas (DM14) – the site is expected to include new strategic green infrastructure links and/or habitat, biodiversity, carbon management and flood risk mitigation measures; 8. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application for developing the site due to its greenfield nature and its location in close proximity to Higher Bog Pasture Biological Heritage Site and the presence of important species and habitats within the site; 9. Public Rights of Way (DM16) - the development layout and scheme should incorporate existing Public Rights of Ways and create a new network of routes for both pedestrians and cyclists; 10. Trees (DM17) - important features present on the site such as woodlands (two areas of trees present within the site are protected by TPOs) and hedgerows should be retained and protected.

North East Blackburn Strategic Housing Site

Key Development Considerations 1. Planning obligations (CP12) - a planning contribution will be expected to help mitigate the impacts of development in line with Policy CP12 and the Developer Contributions and Affordable Housing SPD. Specific infrastructure requirements and planning contributions will be identified in line with Policy CP12. This will include funding provision of additional primary and secondary school places, a new link road and any other specific infrastructure requirements identified in line with Policy CP12 and the masterplan; 2. Utilities infrastructure (CP12) - a) early dialogue with United Utilities will be required prior to the preparation of a masterplan and submission of a planning application due to the presence of utilities infrastructure and land interests, including easements and rights of way, within the site. b) United Utilities has confirmed that the existing clean water network in the immediate vicinity of the development site is not currently able to support the additional demand required to provide connections for the proposed development. It is anticipated that network reinforcement works will be required to provide adequate capacity to service the development site. United Utilities should be contacted at the earliest opportunity to confirm the extent of reinforcement works required. c) a holistic drainage strategy is to be agreed prior to the submission of planning application and early dialogue with United Utilities will be required due to presence of utilities infrastructure within the site. This utilities infrastructure includes a Well, Hydraulic Ram and associated pipework serving Middle Mickle Hey Farm, and there are legal requirements in place to safeguard water provision in respect of that site. United Utilities can provide relevant details; 3. Infrastructure and Delivery (CP12) – land is to be reserved on the site for development of a new primary healthcare facility. The need for such a facility will be kept under review; 4. Site safety (DM02) – a high voltage power line crosses the site on pylons. An overall easement corridor must be incorporated into scheme design in accordance with National Grid guidance; 5. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM03 and DM05; 6. Flooding / water management (DM13) – a) the SFRA Level 1 highlights a small area of the site is located within Flood Zone 3b which should be omitted from the site's developable area. b) opportunities to de-culvert the watercourse flowing from east to west through the southern end of the development site before flowing under Brownhill Drive should be explored as part of the site's development to provide biodiversity net gain, river restoration and natural flood management benefits; c) flood risk should be manageable through careful consideration of site layout and design around the flood risk early on in the planning stage; 7. Ecology (DM15) – development of this site will be required to consider and mitigate against potential ecological impacts. The Preliminary Ecological Appraisal identified areas of habitat importance and ecological constraints, opportunities and mitigation measures for the site which should be considered in the design of the development and for the delivery of biodiversity net gain. Areas of high ecological importance should not be lost. Further survey work will be required to inform mitigation and compensation within the proposed development. Development proposals will be required to undertake all relevant, additional ecological survey work at the appropriate time(s) of year; 8. Public Rights of Way (DM16) – a) the existing Public Rights of Way network provides the opportunity for development of the site to make connections to the communities at the edge of the site and to the open countryside to the north and east; b) development will be required to provide new footpath routes to connect to existing communities and the surrounding open countryside, facilitating sustainable travel to the range of facilities and services that are established there; c) development will be required to improve the quality of the existing Public Rights of Way and ensure routes are clearly defined and legible; 9. Open space (DM16 and DM18) - the Council's Open Space Audit (2021) identified a deficiency of both amenity greenspace and natural and semi-natural greenspace in the Blackburn North Neighbourhood Area. Development proposals should seek to address these deficiencies wherever possible. Proposals will also be expected to provide a NEAP onsite (or contribution towards off site provision where justified, in addition to costs under para 1); 10. Landscape character (DM22) – the Landscape Character Assessment prepared for the site identifies a number of requirements for development, including: a) retain, enhance and conserve existing woodlands and hedgerows and seek to create a stronger landscape structure to integrate development by increasing the presence of hedgerow trees and provide native woodland planting; b) retain, enhance and conserve the network of drystone wall field boundaries, in particular along the Whalley Old Road frontages; c) include appropriate soft landscape zone around the perimeter of the location in the context of existing dwellings which 'back on' to development; d) form a strong landscape character treatment along the eastern boundary to integrate development into the wider rural area; e) avoid visually intrusive development on more elevated areas of the site; f) maintain an adequate buffer between the hard edge of development and the site boundary to allow for an appropriate transition to the open land that is characteristic of the Green Belt and to also ensure the permanence of the adjacent Green Belt boundary located within Hyndburn; 11. Heritage assets (DM26) – Upper Mickle Hey Farmhouse and attached buildings (Grade II listed) and Eddy Holes Stable and Shippons to Eddy Holes (Grade II* listed) are both located within the site boundary. Myles Wife Hey (Grade II* listed) is located to the south of the site. There are also a number of non-designated heritage assets located within and in close proximity to the site which include Brownhill House and associated farm buildings, the site of Hollin Hall, the site of the former ropewalks (both in the south western corner), Bank Hey and Stone Hill Quarry site along the southern boundary. The Heritage Impact Assessment and Addendum prepared for the site identifies a number of mitigation measures for developing the site and includes: a) two proposed zones of no development around Upper Mickle Hey Farm and Eddy Holes designated assets; b) additional landscaping to the south of Eddy Holes to reinforce the existing enclosure; and c) reintroducing/reinforcing the historic route that runs east-west across the site which provides an opportunity for this route/path to form an integral part of a comprehensive POS provision; 12. Archaeology (DM26) - any planning application to develop the site will need to be accompanied by an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation due to the presence of sites of potential archaeological interest including Hollin Hall, the site of Stone Hill Quarry and a former Ropewalk off Bank Hey Lane. The development will in all likelihood require a level of archaeological mitigation, which may take the form of preservation in situ, or by record, depending on the significance of the features encountered; 13. Public water supply (DM28) - Eddy Holes Service Reservoir is located within the site and therefore early dialogue will be required with United Utilities. Careful masterplanning is required to mitigate the risk of pollution to public water supply and the water environment and to safeguard the vehicular access to the reservoir and associated network assets connecting to and from the reservoir both during the construction process and during the operational life of the development; 14. Highways and access (DM29) – primary access to the site will be gained from two new junctions onto the highway network. These form links onto Brownhill Drive along the western boundary and to Whalley Old Road along the southern boundary. A distributor road will arc through the site between these two junctions; 15. Coal mining (DM02) – The southern part of the site falls within a Coal Authority High Risk area. Development will be expected to submit a Coal Mining Risk Assessment in accordance with Policy DM02; 16. Local Centre (DM34) – Development will be required to create a strong sense of place and community, focused around a central accessible and mixed-use local centre. Facilities that could be provided within the local centre may include small-scale retail units and healthcare facilities.

Land at former Longshaw HOP, Crosby Road, Blackburn

Key Development Considerations 1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development in line with Policy CP12 and the Developer Contributions and Affordable Housing SPD. Specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Contamination (DM02) – a contaminated land desk study will be required as part of any planning application for developing the site to assess levels of contamination and identify any required mitigation measures; 3. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM03 and DM05; 4. Highways and access (DM29) – suitable vehicular access to the site is available off Crosby Road; 5. Utilities infrastructure (CP12) – early dialogue with United Utilities will be required prior to the submission of a planning application due to the presence of utilities infrastructure within the site.

Land at Blackburn RUFC, Ramsgreave Drive, Blackburn

Key Development Considerations 1. Adopted masterplan - Development is to be brought forward in line with the principles set out in the North Blackburn Masterplan (adopted February 2017); 2. Planning obligations (CP12) - a planning contribution will be expected to help mitigate the impacts of development in line with Policy CP12 and the Developer Contributions and Affordable Housing SPD. Specific infrastructure requirements will be identified in line with Policy CP12; 3. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to presence of utilities infrastructure within the site and its location within an identified drainage area; 4. Housing mix and standards (DM03 and DM05) – development of this site will be required to provide an appropriate mix of housing tenure, types and quality in line with Policies DM03 and DM05; 5. Flooding / water management (DM13) – the SFRA Level 1 identifies an area of Flood Zone 3b within the site which is to be omitted from the site's developable area. Flood risk should be manageable through careful consideration of site layout and design around the flood risk early on in the planning stage. Applicants will be required to engage early with United Utilities to agree the approach to a drainage strategy and connections to the public sewer, incorporating mitigation measures where necessary. Surface water will only be allowed to discharge to the public sewer in accordance with the hierarchy for surface water management set out in Policy DM13; 6. Ecology (DM15) – potential ecological impacts must be considered as part of any planning application for developing the site due to its greenfield nature; 7. Open space (DM16 and DM18) - the Council's Open Space Audit (2021) identified a deficiency of both amenity greenspace and natural and semi-natural greenspace in the Blackburn North Neighbourhood Area. Development proposals should seek to address these deficiencies wherever possible; 8. Playing pitches (DM20) - development of the site would result in the loss of a playing pitch currently used as the Rugby Club's practice ground. The area of playing field to be lost as a result of the proposed development will be replaced, prior to the commencement of development, by a new area of playing field of equivalent or better quality; and of equivalent or greater quantity; and in a suitable location; and subject to equivalent or better accessibility and management arrangements unless agreement is obtained that pitch improvements are adequate compensation; 9. Archaeology (DM26) - any planning application to develop the site will need to be accompanied by an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation

Issa Way South, Blackburn

1. Planning obligations (CP12) - a planning contribution will be expected to help mitigate the impacts of residential development in line with Policy CP12 and the Developer Contributions and Affordable Housing SPD. Additional planning contributions may be required to help mitigate the impacts of commercial development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to the presence of utilities infrastructure within the site as well as land within the ownership of United Utilities; 3. Flooding / water management (DM13) – a. development will be required to incorporate a suitable easement for the culvert crossing the site or incorporate measures to ensure that any development does not impact on the integrity of this culvert; b. the developer should explore the option of de-culverting to improve ecology and reduce dangers of blocked/collapsed culvert; c. consideration will need to be given as part of development proposals to the potential for flooding from Fishmoor reservoir; d. development will be required to retain the on-site attenuation basin; 4. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application to develop the site due to its greenfield nature; 5. Archaeology (DM26) - any planning application to develop the site will need to be accompanied by an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation. The development will in all likelihood require a level of archaeological mitigation, which might take the form of preservation in situ, or by record, depending on the significance of the features encountered; 6. Highways and access (DM29) – suitable vehicular access to the site is available off new link road/Roman Road.

Infrastructure and Delivery

1. Development proposals will be expected to contribute to the provision of new infrastructure, or the improvement/replacement of existing infrastructure, that is required to meet the needs arising from the development, to mitigate its impacts, and/or to serve the needs of the wider area. 2. Appropriate matters to be funded by planning contributions include, but are not limited to: i. Affordable housing ii. Education provision iii. Transport and travel improvements iv. Highways infrastructure v. Health infrastructure vi. Community facilities vii. Open space, public realm and leisure viii. Flood defence and water management ix. Biodiversity net gain and environmental improvements x. Carbon reduction including decentralised energy xi. Digital infrastructure 3. Delivery of appropriate infrastructure necessary as a result of new development may include direct provision of on-site or off-site infrastructure that will be secured by: i. Section 106 (S106) planning obligations (or other legally binding agreements) (including monitoring fees); or ii. Section 278 conditions for delivery of offsite highway works. 4. In agreeing any S106 requirements, the Council will take into account the total contribution liability incurred by developments arising from all policy and site-specific requirements. Its objective will be to ensure that the overall level of contribution required will allow developments to remain viable, wherever this is compatible with securing essential works that are fundamental to the acceptability of the proposal. It will also seek to ensure a balance of contributions towards mitigating economic, social and environmental related infrastructure impacts wherever feasible. 5. Where a developer seeks to negotiate a reduction in the policy requirements that would normally apply to development, or a form of development that would not normally be acceptable, on grounds of financial viability, the Council will require the developer to supply evidence as to the financial viability of the development.

Telecommunications

Applications for the siting of new telecommunications equipment will be permitted provided that: i. It has been demonstrated that co-siting the equipment with existing equipment, or in the case of antennae, their siting on an existing building, mast or structure, is not a viable option; ii. It is not located in nor likely to have an unacceptable harmful impact on a Site of Special Scientific Interest, Biological Heritage Site, Local Nature Reserve, other sensitive landscape setting, or on the historic environment including heritage assets and their setting, unless it can be demonstrated that no technically acceptable alternative site is available and the need for the development (including where necessary, the public benefits) outweighs the level of harm caused; iii. A highway assessment has been undertaken to ensure the siting of equipment is not detrimental to highway safety; and iv. The impact of the development on the landscape or townscape is minimised, within the constraints of operating requirements, through siting, design, materials and colour.

Major Infrastructure Schemes

1. Development proposals that would prejudice the delivery of the Major Infrastructure Schemes identified on the Policies Map will not be permitted unless an acceptable alternative can be provided or it can be demonstrated that there is no longer a need. 2. Development of Major Infrastructure Schemes will be expected to take into account the requirements of, and integrate with, other relevant smaller scale infrastructure needs set out in the Council's Infrastructure Delivery Plan (IDP).

A Balanced Growth Strategy

The Council will pursue a 'Balanced Growth' strategy over the plan period. The policies set out in the Local Plan ensure that this will be achieved through: i. The quantum of development – an appropriate balance of new homes and jobs will be provided: the Council will ensure that its economic growth ambitions can be met; that corresponding levels of new homes are provided to stem net out-migration; and to ensure a sufficient working age population is resident in the Borough to support the planned economic growth; ii. The distribution of development – a balanced distribution of growth will take place to ensure that settlements receive levels of growth that are broadly proportionate to their existing size and role; to promote an effective use of land, development should seek to prioritise and maximise the use of suitable brownfield land, and, where relevant, support land remediation; iii. The overall approach to development – a balance of ensuring that development proposals consider their impact on people, place and the economy: development is expected to demonstrate social, environmental and economic net gains against the strategic objectives of the plan.

The Spatial Approach

1. The majority of new development over the plan period will be in the urban areas of Blackburn and Darwen as shown on the Policies Map. 2. The focus for future investment decisions and growth in spatial areas will be guided by the following key principles: i. Blackburn urban area - Blackburn will continue to accommodate the majority of the Borough's strategic development needs including a new strategic housing site, strategic town centre mixed use site and strategic employment allocation. Additional growth sites and infrastructure improvements will support the 'Blackburn Growth Axis' to become the key future economic driver of the Borough. ii. Darwen urban area - Darwen will accommodate more general development needs of an appropriate scale to support the existing population and services. This will include a range of housing, mixed use, employment and educational developments to help reduce the need to travel out of the town. Development proposals should support Darwen's transition to a modern market town, and a destination 'maker-town' in line with the aims of the Darwen Town Investment Plan. Developments that support the role of Darwen as a tourism, leisure and recreation gateway to the West Pennine Moors will also be supported. iii. Rural Villages - new development outside of the urban areas should be focused within the village boundaries of Edgworth, Chapeltown, Hoddlesden, Belmont and Pleasington. iv. Countryside Areas - outside villages, within the designated Countryside Areas, the amount of new development will be tightly limited. Individual opportunities that help to diversify the rural economy or support tourism will be supported where they are appropriate in nature and scale to the rural area. Support will also be given to residential developments that propose the viable re-use of heritage assets (to secure their future); that propose the re-use of redundant or disused buildings and can enhance immediate settings; or that propose the subdivision of existing residential buildings. If major developed sites within the open countryside become available for redevelopment, the priority will be to minimise the amount of new development that takes place and the level of activity that a new use generates, while securing a satisfactory outcome of renewal considering landscape and biodiversity impacts. v. Green Belt - new development proposed in the Green Belt shall be regarded as inappropriate unless it falls within one of the exceptions set out in the NPPF (or any successor document). Inappropriate development in the Green Belt should not be approved except in very special circumstances. vi. Safeguarded Land – areas identified as Safeguarded Land on the Policies Map will not be granted planning permission for permanent development during the Plan period, unless a Local Plan review has commenced and proposes the development or other specific circumstances are justified.

Tourism

1. Tourism-based development will be supported in principle, subject to other policies within the Plan, with priority given to the following locations: i. Blackburn and Darwen town centres as defined on the Policies Map; ii. The West Pennine Moors as defined on the Policies Map for uses associated with the recreational use of the Moors. Within this area uses likely to generate large numbers of trips should either be located within the villages of Edgworth, Chapeltown and Belmont, or be associated with an existing tourism or leisure facility. All recreational development must be sensitive to the natural environment and landscape that is the tourism asset of the West Pennine Moors and secure appropriate maintenance of the facility in the long term; iii. At or in the vicinity of Ewood Park, for uses associated with the operation or development of Blackburn Rovers Football and Athletic Club, and where benefits to the visitor economy can be demonstrated; iv. Along the route of the Leeds and Liverpool Canal, for uses associated with use of the canal as a recreational or cultural resource and supporting the Pennine Lancashire Linear Park proposals; v. In converted buildings or in association with historic land uses, for uses associated with the Borough's built or economic heritage; and vi. In other areas of Blackburn with Darwen provided there is no conflict with the priorities set out in i) to v) above.

Former East Lancashire Coachbuilders site, Whalley New Road, Blackburn

Key Development Considerations 1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to the presence of utilities infrastructure and land interests within the site and its location within close proximity to an identified drainage area and reservoir flood zone. The layout should be prepared in accordance with any necessary offset distance from the adjacent wastewater pumping station following agreement with United Utilities; 3. Contamination (DM02) - completion of appropriate ground investigation works will be required to establish the extent of any ground contamination and any mitigation measures required due to the site's previous use as a coach works; 4. Flooding / water management (DM13) - the River Blakewater (main river) runs along the north western boundary of the site. Any development must maintain an 8m riparian buffer/easement along this watercourse. The SFRA Level 1 highlights an area of Flood Zone 3b which follows the course of the river which should be omitted from the site's developable area; applicants will be required to engage early with United Utilities to agree the approach to a drainage strategy and connections to the public sewer, incorporating mitigation measures where necessary. Surface water will only be allowed to discharge to the public sewer in accordance with the hierarchy for surface water management set out in Policy DM13; 5. Archaeology (DM26) - any planning application to develop the site will need to be accompanied by an Archaeological Desk Based Assessment and/or the results of an archaeological field evaluation. The development will in all likelihood require a level of archaeological mitigation, which may take the form of preservation in situ, or by record, depending on the significance of the features encountered; 6. Heritage assets (DM26) – a number of unlisted mills are located to the west and south west of the site. Any development proposals must assess the impact on these assets and identify any mitigation measures required. Sensitive development with appropriate mitigation could enhance the local area; 7. Highways and access (DM29) – suitable vehicular access to the site is available off Whalley New Road.

Site of former Larkhill Health Centre, Barbara Castle Way, Blackburn

Key Development Considerations 1. Planning Obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to the presence of utilities infrastructure within the site and its location within close proximity of an identified drainage area. Due to the size of the water and sewer network running through the site, options must be assessed early to ensure layouts fully understand the limitations posed with the location of this infrastructure; 3. Heritage assets (DM26) - the Grade II listed Holy Trinity Church is located adjacent to the site. The Heritage Impact Assessment prepared for the site requires the level of new development to be as low as possible to minimise impact on the listed building and retain views westwards across the site. Any large single mass buildings will likely obscure direct views across the site and should be avoided; 4. Highways and access (DM29) – suitable vehicular access to the site is available off either Cleaver Street or Mount Pleasant.

Whinney Heights, Haslingden Road, Blackburn

Key Development Considerations 1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Contamination (DM02) – a contaminated land desk study will be required as part of any planning application for developing the site; 3. Safeguarding amenity (DM02) - potential amenity issues associated with noise from the adjacent Observatory Public House and road network, and odour impacts from KFC to be assessed as part of any planning application for the site, and any required mitigation measures integrated into scheme design; 4. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application for developing the site due to its greenfield nature; 5. Highways and Access (DM29) – suitable vehicular access to the site is available off Haslingden Road; 6. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application due to the presence of utilities infrastructure and land interests within the site. A significant sewer runs through the site and options must be assessed early to ensure the layout of the proposed development fully considers limitations posed by the sewer.

Former Thwaites Site, Starkie Street, Blackburn

Key Development Considerations 1. Masterplan – proposals for any specific uses or new development on this site will be considered and supported in line with any proposals for investment and regeneration that may be set out in a masterplan or SPD for the wider Town Centre East Investment Area (identified on the Policies Map); 2. Planning obligations (CP12) - a planning contribution may be required, depending upon specific uses proposed, to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 3. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to the presence of utilities infrastructure and its location in close proximity to an identified drainage area. A significant sewer runs through the site and options must be assessed early to ensure the layout of the proposed development fully considers limitations posed by all utility assets; 4. Heat networks (DM12) - the site is of strategic significance and identified as being adjacent to an area with potential for heat network development. Development of this site should be designed to be connection ready in accordance with the energy hierarchy approach set out in Policy DM12, unless it can be demonstrated that there are more effective alternatives for minimising carbon emissions or such connection is impracticable or financially unviable; 5. Flooding / water management (DM13) – the SFRA Level 1 highlights an area of Flood Zone 2 within the site which is to be omitted from the site's developable area; 6. Archaeology (DM26) – an archaeological desk-based assessment and (surviving) building assessment will be required as part of any planning application for developing the site as some areas of survival are possible; 7. Heritage assets (DM26) – a cluster of Grade II listed buildings are located to the east of the site within the Eanam Wharf Conservation Area (warehouses of Entwistle and Oddy Ltd; British Waterways Office; Canal House; Bank Cottage and iron structure at east end of warehouses west of Navigation Bridge). Holy Trinity Church (Grade II), St Johns Church (Grade II) and Blackburn Cathedral (Grade II*) are prominent buildings in the skyline which are likely to be seen in the same context as development on the site. The Heritage Impact Assessment prepared for the site highlights the level of visual impact on these assets will greatly depend upon the design and extent/scale/height of any new development, especially on the eastern edge. Any development should consider wider townscape views across the site especially when viewing westwards off Barbara Castle Way towards Blackburn Cathedral and St John's Church. The alignment and layout between buildings should consider glimpsed views of Blackburn Cathedral's tower and steeple; 8. Highways and access (DM29) – suitable pedestrian, cycle and vehicular access to the site may be achieved from multiple points around the site. The most appropriate access and egress points should be discussed with the Council's Highways Team in the initial stages of design work.

Former Markets Site, Penny Street, Blackburn

Key Development Considerations 1. Masterplan - proposals for any specific uses or new development on this site will be considered and supported in line with any proposals for investment and regeneration set out in a masterplan or SPD for the wider Town Centre East Investment Area (identified on the Policies Map); 2. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 3. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to the presence of utilities infrastructure within the site and its location in close proximity to an identified drainage area and reservoir flood zone. Significant utility infrastructure runs through the site and options must be assessed early to ensure the layout of the proposed development fully considers limitations posed by all utility assets; 4. Contamination (DM02) - completion of appropriate ground investigation works will be required to establish the extent of any ground contamination and any mitigation measures required due to the site's industrial history;

Former Markets Site, Penny Street, Blackburn

1. Masterplan - proposals for any specific uses or new development on this site will be considered and supported in line with any proposals for investment and regeneration set out in a masterplan or SPD for the wider Town Centre East Investment Area (identified on the Policies Map); 2. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 3. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to the presence of utilities infrastructure within the site and its location in close proximity to an identified drainage area and reservoir flood zone. Significant utility infrastructure runs through the site and options must be assessed early to ensure the layout of the proposed development fully considers limitations posed by all utility assets; 4. Contamination (DM02) - completion of appropriate ground investigation works will be required to establish the extent of any ground contamination and any mitigation measures required due to the site's industrial history; 5. Heat networks (DM12) - the site is of strategic significance and identified as being adjacent to an area with potential for heat network development. Development of this site should be designed to be connection ready in accordance with the energy hierarchy approach set out in Policy DM12, unless it can be demonstrated that there are more effective alternatives for minimising carbon emissions or such connection is impracticable or financially unviable; 6. Flooding / water management (DM13) – a. the Level 2 SFRA identifies significant issues with flood risk on the site. The River Blakewater (Main River) runs through the centre of the site as a culverted watercourse and both fluvial and surface water risk from climate change are present on the site; b. a suitable flood mitigation strategy has been prepared for the site and agreed with the Environment Agency. Applicants will be required to undertake further design and flood modelling work to test the preferred solution prior to any development progressing on the site; c. development proposals should explore opportunities to de-culvert the River Blakewater to allow Biodiversity Net Gain, river restoration and natural flood management to be achieved. If this is not possible, an 8 metre easement between the culvert and new development will be required; 7. Ecology (DM15) - potential ecological impacts must be considered as part of any planning application for developing the site due to its greenfield nature; 8. Archaeology (DM26) – an archaeological watching brief on investigation works on the site has identified buried remains. A desk-based assessment and walkover is therefore required as part of any planning application for developing the site to assess potential archaeological features on the site; 9. Heritage assets (DM26) – the site is located immediately adjacent to the Richmond Terrace conservation area which contains a number of listed buildings including the Grade II listed Church of St John Evangelist. Sensitive development with appropriate mitigation could enhance the local character of the area. The Heritage Impact Assessment prepared for the site highlights that the level of visual impact on both the conservation area and the listed building will depend on the design and extent/scale/height of any new development, especially on the western edge. Any development should consider wider townscape views across and through the site and the alignment of development should allow any glimpsed views of the St John's Church West Tower to be retained; 10. Highways and access (DM29) – suitable vehicular access to the site is available off Brown Street.

Land north and south of Wood Street, Livesey Fold (Orchard Mill), Darwen

1. Planning obligations (CP12) - a planning contribution may be required to help mitigate the impacts of development. Any specific infrastructure requirements and planning contributions will be identified in line with Policy CP12; 2. Utilities infrastructure (CP12) - early dialogue with United Utilities will be required prior to the submission of a planning application for developing the site due to presence of utilities infrastructure within the site and its location in close proximity to an identified drainage area; 3. Flooding / water management (DM13) – the Level 2 SFRA identifies fluvial, groundwater and surface water flood risk on the site and so appropriate consideration must be given to the layout and design of development on the site. Additional modelling work should also be undertaken to update the 2012 Darwen Model, taking into account deculverting works that have taken place adjacent to the site. Applicants will be required to engage early with United Utilities to agree the approach to a drainage strategy and connections to the public sewer, incorporating mitigation measures where necessary. Surface water will only be allowed to discharge to the public sewer in accordance with the hierarchy for surface water management set out in Policy DM13; 4. Archaeology (DM26) - potential archaeological impacts should be assessed prior to the submission of a planning application due to possible features within the site; 5. Heritage assets (DM26) – the site is located in close proximity to a locally listed building and Darwen Town Centre Conservation Area. Due to the site's current industrial use, there is an opportunity for new development to positively contribute towards and improve the historic character of the area. The Heritage Impact Assessment prepared for the site requires any development to be of an appropriate scale and mass and to retain the long linear (enclosed) views created by road frontage blocks to fit the urban grain and wider character of the town; 6. Highways and access (DM29) – suitable vehicular access to the site is available off Duckworth Street.

Town Centres and Commercial Development

1. Proposals for commercial development (Use Classes E(a-f)), other main town centre uses (including leisure), and uses that can support the future vitality and viability of the centre will be directed in accordance with the following centre hierarchy: i. Blackburn Major Town Centre (Tier 1) – is the major sub-regional shopping centre and the principal location for new commercial, leisure and other main town centre development, particularly that of a larger scale. The strategic mixed-use sites (MU210 and MU211) will be expected to play a key role in the future development of the town centre, alongside wider regeneration and development within the Blackburn Town Centre East Investment Area, as shown on the Policies Map. The investment area will seek to increase town centre living and support skills/jobs creation. Development of these sites will be supported by a masterplan. ii. Darwen Town Centre (Tier 2) – is an important commercial centre for the south of the Borough, providing significant comparison and convenience retailing services for its distinct local community. The Darwen Town Investment Plan will be expected to play a key role in the future development of the town centre, in regenerating and developing the town centre core. iii. District Centres (Tier 3) – the District Centres consist of more localised commercial uses and community facilities and services that help to reduce the need to travel and contribute towards more sustainable and neighbourhood-scale living. iv. Local Centres (Tier 4) – these Centres contain smaller clusters of commercial units and play a key role in supporting 20-minute neighbourhoods. 2. Proposals for development of any main town centre use outside the hierarchy of designated centres that is of an appropriate scale for the location may still be permitted where the sequential test can be satisfied. 3. Retail proposals located outside the hierarchy of designated centres and above gross floorspace thresholds set out in Policy DM35 will also be required to undertake a retail impact assessment.

Assessing Applications for Main Town Centre Uses

1. The appropriateness of the proposal to the general character of the area and its contribution to an active ground floor street frontage; and 2. The ability of the impact to be mitigated through measures secured through planning conditions or a planning agreement. 3. Where the proposal involves retail sales in association with another primary use, or where a development involves retail sales but the mix of uses is such that no main use is identifiable, the Council may impose planning conditions to enable the retention of control over the future use of the land or buildings and to prevent the establishment of a separate retail planning unit.

Local and Convenience Shops

1. Planning permission will be granted for retail developments, which are not in association with existing defined centres or specifically allowed for by other policies, where all the following criteria are met: i. The proposal caters for local needs only and individual units do not exceed a maximum of 280 sqm. in gross floor area; ii. There are no vacant existing shops within reasonable walking distance (typically 500 metres) of the proposal which would be capable of accommodating the development and providing for the need proposed to be served; iii. EITHER the development is within or immediately adjacent to an existing group of local shops, OR there are no other shopping facilities providing for local need within a reasonable walking distance (typically 500 metres) of the proposal.

Town Centres

1. Within the Town Centres as defined on the adopted Policies Map, planning permission will be granted for development which contributes to one or more of the following objectives: i. Strengthening and focusing the shopping offer; ii. Expanding the role of the town centres to support vitality and viability; iii. Protecting and enhancing the leisure offer and developing an evening economy; iv. Establishing a vibrant town centre residential population (except where it would cause unacceptable harm to the operations of existing town centre uses). 2. Development proposals within the town centres should (where applicable) demonstrate how the proposal contributes to enhancing the following key attributes of the centre: i. The overall attraction of the centre to local communities; ii. The accessibility from/to the centre and within it; and iii. The amenity of the local environment within the town centre. 3. Proposals that include town centre uses (including Class E(a) retail) will be expected to be located in the Primary Shopping Areas in the first instance. Where this is not the case, the sequential test will be applied in line with Policy DM35. In Darwen Town Centre, the town centre boundary will be interpreted as the Primary Shopping Area. 4. The Council will support and encourage a mix of complementary uses in the town centres. 5. Planning permission for specific types of development may be restricted to ensure that no unacceptable impacts on sensitive land uses occur, or over proliferation of uses occur. Sensitive uses include but are not limited to residential uses, educational uses or businesses which operate in a quiet setting.

District and Local Centres

1. The Borough's District Centres are defined on the Policies Map and include: In Blackburn: Audley Range, Bastwell, Bolton Road, Ewood, Johnstone Street, Little Harwood, Mill Hill, Roe Lee, Whalley Banks, Whalley Range. In Darwen: Duckworth Street. 2. Within the defined District Centres planning permission will be granted for small-scale proposals, as defined by Policy DM35, for commercial or other main town centre uses (including residential). For the purposes of applying the sequential test, as set out within Policy DM35(2), for proposals that may include retail use (Class E(a)) the District Centre boundary will be interpreted as the Primary Shopping Area. 3. The location of the Borough's Local Centres are identified on the Policies Map and include: In Blackburn: Accrington Road (St Jude's); Audley Range; Bastwell; Blackburn Cemetery; Bolton Road (Ewood Bridge); Brookhouse; Brownhill; Cherry Tree North; Cherry Tree South; Copy Nook; Earcroft; Feniscowles; Fishmoor Drive; Four Lane Ends; Griffin; Hancock Street; Haslingden Road (Blackburn Hospital); Higher Eanam; Holly Tree; Infirmary Waterside; Intack; New Bank Road; Preston New Road East; Preston New Road West; Ramsgreave and Wilpshire; Redlam; St. James; Witton. In Darwen: Blackburn Road (Birch Hall); Bolton Road (Sough); Bolton Road (Whitehall); Suddell Road; In the rural areas: Edgworth, Hoddlesden. 4. Local Centres will provide a small range of shops and other local services which help meet the day to day needs of residents. Local shopping opportunities and facilities within Local Centres will be supported and safeguarded where possible. Due to their small-scale nature Local Centres do not have defined boundaries. Planning permission will be supported for small-scale proposals, as defined by Policy DM35, for commercial or other main town centre uses that can demonstrate they will support and enhance existing provision of the Local Centre. 5. New Local Centres will be supported as part of any significant new developments where they can be demonstrated to support and enhance the existing network of Local Centres and support the concept of 20-minute neighbourhoods.

Assessing Applications for Main Town Centre Uses

Scale 1. Retail development will be permitted provided that the development, in terms of the overall magnitude of additional floorspace proposed and the size of individual units within it, is appropriate to the position of the centre concerned within the hierarchy of centres in Blackburn with Darwen. In making its assessment on this issue the Council will refer to all available evidence including but not limited to the indicative maxima for these factors set out in the table below. Centre Tier: Indicative maximum unit size 1 – Major Town Centre (Blackburn): No limit 2 – Town Centre (Darwen): 4,000sqm as food store, otherwise 1,000sqm 3 – District Centre: 500sqm 4 – Local Centre: 280sqm The Sequential Test 2. Planning permission for retail development outside the Primary Shopping Areas of Blackburn and Darwen town centres or the District Centres (as identified on the Policies Map), or for other main town centre uses outside Blackburn and Darwen town centres or the District Centres, will only be granted if the proposal complies with the remainder of this policy, and one or both of the following criteria are met: i. The development is specifically supported by another policy in the Local Plan; or ii. It is demonstrated that no sequentially preferable site is available or likely to be available within a reasonable timescale to accommodate the development; and that in discounting any sequentially preferable site, the developer / operator has applied a sufficiently flexible approach to their requirement in respect of scale, format and car parking provision. 3. Where an edge- or out-of-centre development is justified under this policy, preference will be given to locations that are well connected to an existing town centre, or are location in existing out-of-centre retail parks, and appropriate measures will be required to maximise connectivity between the development and the centre. Assessing Impact 4. Retail developments which are not specifically supported by other policies, and are not in a town or district centre as defined on the Policies Map, and which will create additional floorspace at or above the levels set out in the table below, will be required to be accompanied by a retail impact assessment. Location of development: Floorspace threshold: Centres required to be assessed for potential impact Within 500m of any district centre boundary or a local centre: 280sqm: All district centres or local centres within 500m Darwen urban area (south of the M65): 500sqm: Darwen town centre plus all district centres / local centres within 500m Blackburn urban area (north of the M65): 1,000sqm: Blackburn town centre plus all district / local centres within 500m Note: Development close to the boundary between Blackburn and Darwen meeting the floorspace thresholds may require impact assessments on both town centres. 5. Where an impact assessment is required, proposals will only be granted planning permission where it is demonstrated that there will be no unacceptable impact on the vitality and viability of existing centres. In making its assessment on this issue the Council will take account of the following main issues along with any that are specific to the development in question: i. The impact of the proposal on existing, committed and planned public and private investment, in a centre or centres within the catchment of the proposal; ii. The impact of the proposal on town centre vitality and viability, including local consumer choice and trade in the town centre and the wider area, up to five years from the time the application is made. For major schemes where the impact will not be realised in five years, the impact should also be assessed up to 10 years from the time the application is made; iii. The appropriateness of the proposal to the general character of the area and its contribution to an active ground floor street frontage; and iv. The ability of the impact to be mitigated through measures secured through planning conditions or a planning agreement. 6. Where the proposal involves retail sales in association with another primary use, or where a development involves retail sales but the mix of uses is such that no main use is identifiable, the Council may impose planning conditions to enable the retention of control over the future use of the land or buildings and to prevent the establishment of a separate retail planning unit.

Transport and Accessibility

1. New development will be located in the most sustainable locations to minimise the need to travel by car and is easily accessed by non-car means including public transport, walking and cycling. Development which is poorly accessible by non-car means will only be permitted in exceptional circumstances. 2. New development which is likely to generate significant numbers of car journeys will be required to: i. provide a travel plan setting out the measures that the developer, either alone or in conjunction with neighbouring uses, shall adopt to reduce reliance on the use of the private car for journeys to and from the site; and ii. be supported by a transport statement or transport assessment, identifying the effects of the proposals on existing transport systems. Where necessary, developers or operators will provide or contribute to such enhancements of the transport network as are necessary to accommodate these effects.

Transport and Accessibility

1. Development will be permitted provided it has been demonstrated that: i. Road safety and the safe, efficient and convenient movement of all highway users (including bus passengers, refuse collection vehicles, the emergency services, cyclists and pedestrians) is not prejudiced; ii. Appropriate provision is made for vehicle access and off-street servicing; iii. Appropriate provision should be made for parking (vehicle, powered two wheelers (PTWs) and cycle facilities) and charging for plug-in and other ultra-low emissions vehicles in accordance with the Council's latest standards to assist with the decarbonisation of transport over the plan period. iv. Access by public transport is catered for either by providing for bus access into the site where appropriate, or by ensuring that safe and convenient access exists to the nearest public facility; v. Measures are included to encourage access on foot and by bicycle with reference to the Local Cycling and Walking Infrastructure Plan, and in accordance with Healthy Streets principles where appropriate; vi. Public rights of way and accesses should be protected and enhanced to maintain and improve connectivity for active travel; and vii. The needs of disabled people are fully provided for, including those reliant on community transport services. 2. Development will be expected to ensure that all transport elements of a scheme are designed in accordance with relevant national guidance and that any significant impacts on either highway safety, or the transport network, are sufficiently mitigated.