Planning in Carlisle

Cemetery and Burial Grounds Provision

Proposals for the development of new cemetery or burial grounds or extensions to existing sites will be assessed against the following criteria: 1. the site is in an appropriate location, away from flood risk and with suitable ground conditions; 2. the use of the site and its operation is acceptable in terms of impact on adjoining uses; 3. the design approach, including the layout and any proposed landscaping act to minimise any adverse impacts on the landscape and/or townscape; and 4. there is a clear rationale for the size of the site proposed, including all necessary ancillary elements.

Avoid loss of valued community facilities and services

Avoid loss of valued community facilities and services

To facilitate and enable additional cemetery and burial grounds

To facilitate and enable additional cemetery and burial grounds

Health Care Provision

Proposals for the development of health care facilities will be supported where the scale and location of the proposal is appropriate for the catchment it is intended to serve and is or can be made accessible by walking, cycling and public transport. Development at the Cumberland Infirmary for hospital, health care and related ancillary uses will also be supported. Non-health care related development at this location will be supported on surplus land subject to the compliance with other relevant policies within the Plan.

Educational Needs

Proposals for the development of new educational facilities as well as for the expansion, alteration and improvement of existing educational facilities will be supported where they are well related to the catchment they will serve. Where there is a need for new educational facilities outside of an existing site, the location should be close to the intended catchment in order to minimise travel in line with sustainable development principles. Specifically in relation to primary and secondary school provision, Carlisle City Council will continue to work with the Education Authority to identify what new demand will be generated from development as well as helping to identify suitable new education sites should this be required. To assist in the delivery of additional school places, where required, to meet the needs of development, contributions will be sought.

Sustaining Community Facilities and Services

Proposals which involve the loss of valued community facilities such as shops, public houses and other facilities of value to the local community will only be permitted where it can be demonstrated that: 1. its current use is no longer viable or there is adequate alternative provision in the locality to serve the local community; 2. all options for their continuance have been fully explored, including any scope for alternative community uses; and 3. any asset listed on a Community Asset Register has satisfied the requirements under this obligation.

Open Space

Development affecting Open Space: Within areas of Open Space, proposals that relate to and complement the existing leisure use, or would be ancillary to it (such as changing rooms for sports pitches), and are appropriate in character and scale to the surroundings, will generally be acceptable. Development that would result in a partial or total loss of, an area of Open Space to non-sport or recreation uses, or would otherwise detract from the role and function an open space is valued for (be it visual amenity, noise attenuation, or other community use), will not be permitted unless: 1. an up-to-date needs assessment has been completed and clearly shows a surplus of open spaces within a given locality; 2. it can be demonstrated that alternative provision of the same or greater size, quality and accessibility will be provided nearby; 3. development of a small part of the area of open space would enable investment to improve the quality of the rest of the site; 4. there is a strong and justifiable social or economic need for development and the open space is otherwise of low quality and has little community value; or 5. statutory obligations have been fulfilled if it is proposed to dispose of statutory open space (such as statutory allotment land). Open Space within new development: New housing developments of more than 20 dwellings will be required to include informal space for play and general recreational or amenity use on site according to the size of the proposal. The developer will be required to ensure that appropriate measures are put in place for the future management and maintenance of such spaces. On smaller housing sites, where on site provision is not appropriate the developer may be required to make commuted payments towards the upgrading of open space provision in the locality, especially if a deficit has been identified. All new dwellings should have safe and convenient access to high quality open space, capable of meeting a range of recreational needs. Where deficits are identified, new development will be expected to contribute towards the upgrading of an existing open space to improve its accessibility or the creation of a new one within the immediate locality.

Other Uses in Primary Residential Areas

Primary Residential Areas are identified on the Local Plan Policies Map. The amenity of residential areas will be protected from inappropriate development. Planning applications for non-residential uses will only be permitted providing that: 1. such uses maintain or enhance the overall quality and character of the immediate area; 2. there is no detrimental effect on residential amenity either through noise, nuisance, damage to visual amenity or increase in traffic; and 3. the proposed use will provide a beneficial service to the local community. Support will be given for schemes which include the redevelopment or refurbishment of previous non-conforming uses in the area. The character and residential amenity of the area should not be compromised by the cumulative impact of such proposals, either through increase in traffic or the intensity or intrusive nature of such proposals.

Supporting Skilled Communities

The City Council will work with partners to develop skilled communities in order to underpin future economic growth. In contributing to this objective the City Council will support developments which relate to the operational needs of and/or expansion of all of the District's higher, further and specialist education establishments including the University of Cumbria and Carlisle College. Ancillary and related uses such as student housing will also be supported providing it can be demonstrated that such uses are: 1. genuinely linked to the education establishment and its operations; 2. in locations where they are compatible with the surrounding land uses; and 3. in accessible locations which minimise the need to travel. Where appropriate any new or proposed extensions to existing campuses should be guided by a comprehensive and clear strategy.

Healthy and Thriving Communities

The Council will, through planning decisions and in fulfilling its wider functions, work with partners to proactively improve the health and sense of wellbeing of the District's population, and reduce health inequalities. The Council will support development of new/enhanced healthcare infrastructure and will aim to ensure that all development contributes to enhanced health and wellbeing outcomes through the following measures: 1. creating high-quality and inclusive environments that support people in making healthy choices, and that make these choices easier by encouraging development proposals to maximise the opportunity for walking and cycling, social interaction, sport and physical activity, whilst providing accessible local services, facilities and jobs, a diverse and useable integrated network of green infrastructure assets and convenient public transport facilities; 2. providing high quality design which ensures that developments consider their lifetime quality, create safe and accessible environments and minimise and mitigate against potential harm from risks such as pollution and other environmental hazards; 3. encouraging the development of decent homes that are adaptable for the life course of the occupiers; 4. carrying out Health Impact Assessments for significant strategic proposals and for proposals that are likely to have a significant impact on the health and wellbeing of the local population, or particular groups within it, in order to identify measures to maximise the health benefits of development and avoid any potential adverse impacts; 5. preparing for extreme weather events by creating environments and communities that are resilient to the impacts of extreme weather, ultimately caused by climate change; 6. protecting and promoting the role of community food growing spaces including allotments, community orchards and community gardens in providing social and mental health benefits and access to healthy, affordable locally produced food as part of Carlisle's role as a Food City; and 7. maximising opportunities for renewable and decentralised energy.

Planning Out Crime

New development should make a positive contribution to creating safe and secure environments by integrating measures for security and designing out opportunities for crime. Proposals should be designed with the following principles in mind in order to create secure environments which deter crime: 1. developments should be laid out and buildings positioned with the intention of creating active and vibrant neighbourhoods and maximising natural surveillance opportunities; 2. public and private spaces should have clearly defined boundaries, utilising appropriate physical treatments and promoting the concept of defensible space; 3. footpaths and cycleways should be designed to maximise legitimate use and consideration should be given to the route to avoid presenting direct opportunities for concealment, unobserved access, or an excess of routes that could aid escape; 4. effective lighting should be recognised as essential to deterring criminal and anti-social activity, but care should be taken to avoid nuisance, annoyance and unnecessary spill or pollution; and 5. careful consideration should be afforded to landscaping schemes to ensure that they do not create secluded areas, impede surveillance opportunities, or position elements that could be exploited as climbing aids. Applicants will be expected (where appropriate) to demonstrate how the above principles have been adhered to. The deployment of CCTV (Closed Circuit Television) may be considered necessary in certain circumstances.

House Extensions

House extensions and alterations should be designed to: 1. relate to and complement the existing building in scale, design, form and materials; 2. be visually subservient to the main building; 3. ensure there is no loss of amenity to surrounding properties by overlooking, overbearing nature of the proposal, or increase in on street car parking caused by the loss of an existing garage or off street parking space; 4. ensure adequate natural light within the building, garden or other outdoor amenity space; 5. maintain the established character and pattern of the street scene and be a positive addition; and 6. retain gaps between buildings where they are characteristic of the area and contribute to the street scene.

Securing Good Design

Development proposals will be assessed against the following design principles. Proposals should: 1. respond to the local context and the form of surrounding buildings in relation to density, height, scale, massing and established street patterns and by making use of appropriate materials and detailing; 2. take into consideration any important landscape or topographical features and respect local landscape character; 3. reinforce local architectural features to promote and respect local character and distinctiveness; 4. take into consideration the historic environment including both designated and undesignated heritage assets and their settings; 5. ensure all components of the proposal, such as buildings, car parking, and new connections, open space and landscaping are accessible and inclusive to everyone, safe and well related to one another to ensure a scheme which is attractive and well integrated with its surroundings; 6. seek to ensure that streets are designed, where appropriate, to encourage low vehicle speeds which allow streets to function as social spaces; 7. ensure there is no adverse effect on the residential amenity of existing areas, or adjacent land uses, or result in unacceptable conditions for future users and occupiers of the development; 8. aim to ensure the retention and enhancement of existing trees, shrubs, hedges and other wildlife habitats through avoidance, including alternative design. If the loss of environmental features cannot be avoided, appropriate mitigation measures should be put in place and on-site replacement of those features will be sought; 9. include landscaping schemes (both hard and soft) to assist the integration of new development into existing areas and ensure that development on the edge of settlements is fully integrated into its surroundings; 10. ensure that the necessary services and infrastructure can be incorporated without causing unacceptable harm to retained features, or cause visual cluttering; 11. ensure that the layout and design incorporates adequate space for waste and recycling bin storage and collection; and 12. when agreed by the Highway Authority, the reinstatement of existing traditional materials will also be sought, following repairs to roads, pavements, kerbs and underground services. All proposals should be designed to maximise opportunities to employ sustainable design and construction techniques.

Employment Land Allocations

In order to support economic growth and increase the level of high value jobs within the local economy, 45 Ha of land has been allocated, as identified on the Policies Map, at: • Kingmoor Park/Brunthill (37 Ha) for the development of B1 (Business), B2 (General Industrial) and B8 (Storage and Distribution); and • Land to the South West of Morton (8 Ha) for the development of a business park (B1 use). Sui Generis uses may also be appropriate within the above allocations providing it can be demonstrated that employment opportunities are nevertheless being maximised and that there would be no significant adverse impacts on existing or proposed adjoining uses. Consideration will be afforded to the need for and nature and quantum of land release at Carlisle South, in order to support longer term economic objectives, through acting to masterplan the planned major mixed use development in accordance with Policy SP 3.

Rural Diversification

Development proposals to diversify and expand upon the range of sustainable economic activities undertaken in rural areas will be supported and encouraged both through the conversion of existing buildings and well designed new buildings. Any new building must be well related to an existing group of buildings to minimise its impact and blend satisfactorily into the landscape through the use of suitable materials, design and siting. Proposals must: 1. be compatible with their existing rural setting; 2. be in keeping, in terms of scale and character, with the surrounding landscape and buildings; 3. include adequate access and car parking arrangements; and 4. not lead to an increase in traffic levels beyond the capacity of the surrounding local highway network.

Primary Employment Areas

Within Primary Employment Areas, as identified on the Policies Map, proposals for B1, B2 and B8 Uses will be acceptable. Proposals for B1(a), unless clearly ancillary in their nature, will in accordance with national policy be subject to a sequential and impact test. Sui Generis uses may also be appropriate in Primary Employment Areas providing it can be demonstrated that employment opportunities are nevertheless being maximised and that there would be no significant adverse impacts on existing or proposed adjoining uses. The introduction of non-employment related uses within Primary Employment Areas may be appropriate where such uses are ancillary in nature; of a proportionate scale; and where their introduction would aid the overall attractiveness or sustainability of the employment area. Trade counters and retailing from employment premises will be restricted in their scale and nature to be ancillary to the main operation of the B1/B2/B8 business. Planning conditions may be imposed to ensure that the use remains ancillary. Where there is no reasonable prospect of an entire employment site remaining in continued employment use; interventions to improve the attractiveness of the site are not feasible; and its release would not impact on the wider strategy for employment land or the availability of local employment opportunities, applications for alternative uses of land or buildings will be treated on their merits having regard to market signals and the relative need for different land uses to support sustainable local communities. Where an existing employment site adversely affects neighbouring residential properties or local amenity, proposals for its redevelopment or change of use will be supported where they would result in the removal of the adverse effect. In the Sandysike/Whitesyke areas proposals for the redevelopment and extension to existing industrial and warehousing premises will be acceptable subject to careful consideration on any impacts on the landscape owing to their open countryside setting.

To facilitate/enable development which contributes to generating renewable energy

To facilitate/enable development which contributes to generating renewable energy

To facilitate/enable development which contributes to generating renewable energy from wind

To facilitate/enable development which contributes to generating renewable energy from wind

To ensure development proposals are energy efficient and resilient to the impacts of climate change

To ensure development proposals are energy efficient and resilient to the impacts of climate change

Renewable Energy

Proposals for renewable energy development will be supported where they can demonstrate, through identifying and thoroughly appraising any potential individual and cumulative effects, that any associated impacts are or can be made acceptable. This presumption will apply where proposals: 1. do not have an unacceptable impact on the location, in relation to visual impact caused by the scale of development, on the character and sensitivity of the immediate and wider landscape, townscape or heritage assets and their settings; 2. do not have an unacceptable impact on local amenity and can successfully mitigate against any noise, smell or other nuisance or pollutants likely to affect nearby occupiers and neighbouring land uses; 3. ensure that any waste arising as a result of the development is minimised and dealt with using a suitable means of disposal; 4. do not have an unacceptable effect on existing services such as highways infrastructure and telecommunications; and 5. do not have an unacceptable effect on civil or military aviation and/or other defense related installations, including RAF Spadeadam and Eskdalemuir Seismic Recording Station. In addition to the criteria set out above, applications for wind energy development should accord with Policy CC 2. In all cases proposals will be required to demonstrate that appropriate operational requirements have or are capable of being satisfied (including accessibility and suitability of the road network, ability to connect to the grid and the proximity of any feedstock where relevant) and that appropriate measures are put in place for the removal of structures and the restoration of sites should they become non-operational. Where mitigation is required to make any identified impacts acceptable these will, where necessary, be secured through condition or planning obligations.

Energy from Wind

Proposals for the development of wind turbines will be supported where they accord with national policy and guidance, and where it can be demonstrated, through identifying and thoroughly appraising any potential individual and cumulative effects, that any associated impacts are or can be made acceptable. This presumption will apply where proposals do not have: 1. an unacceptable impact on the location, in relation to visual impact caused by the scale of development, on the character and sensitivity of the immediate and wider surrounding landscape and townscape; 2. an unacceptable impact on local amenity in relation to noise, amplitude modulation, shadow flicker, low frequency sound or vibration. In the interests of residential amenity and safety, turbines over 25m to blade tip will be required to be located a minimum of 800m away from residential properties. It is recognised that in some cases due to site-specific factors such as orientation of views, landcover, other structures and topography that it may be appropriate to vary this threshold, where it can be demonstrated through evidence that there would nevertheless be no unacceptable impacts on residential amenity or safety; 3. an adverse effect on any nature conservation features, biodiversity and geodiversity, including designated sites, or priority habitats and species; 4. a significant adverse impact on the significance of heritage assets including Hadrian's Wall World Heritage Site and conservation of its Outstanding Universal Value, Scheduled Ancient Monuments, listed buildings, historic parks and gardens, battlefields, conservation areas or undesignated heritage assets included in a local list including their settings; 5. an unacceptable effect on existing services such as highways infrastructure and telecommunications; and 6. an unacceptable effect on civil or military aviation and/or other defence related installations, including RAF Spadeadam and Eskdalemuir Seismic Recording Station. The criteria listed above will also be used as a basis for future identification of suitable area(s) for wind energy development. In all cases proposals will be required to demonstrate that appropriate operational requirements have or are capable of being satisfied (including accessibility and suitability of the road network, ability to connect to the grid and the proximity of any feedstock where relevant) and that appropriate measures are put in place for the removal of structures and the restoration of sites should they become non-operational. Where mitigation is required to make any identified impacts acceptable these will, where necessary, be secured through condition or planning obligations.

Energy Conservation, Efficiency and Resilience

New development should make the fullest contribution to creating environments which enable carbon reduction and are resilient to the effects of climate change. Development proposals must take into account the need for energy conservation and efficiency in their design, layout and choice of materials. The principles should be introduced in the early stages of the design process in order to consider the orientation of buildings to maximise solar gain and introduce options for alternative methods of heating. The efficient and effective use of land, including the reuse of existing buildings and the use of environmentally sustainable and recycled materials is also expected within the design. Proposals which incorporate other micro-renewable sources of renewable energy like photovoltaic cells will be supported in accordance with other policies in the Plan. The Council will encourage all major developments to explore the potential for a District Heating Network or Decentralised Energy Network. Proposals for renewable, low carbon or decentralised energy schemes will be supported provided they do not result in unacceptable harm which cannot be successfully mitigated. This includes support for community-led renewable energy schemes.

No development which would be subject to flood risk or increase the possibility of flood risk elsewhere

No development which would be subject to flood risk or increase the possibility of flood risk elsewhere

Prioritisation of SUDs in new development sites

Prioritisation of SUDs in new development sites

To protect the environmental and residential amenity

To protect the environmental and residential amenity

To protect against insensitive development

To protect against insensitive development

To protect and enhance the natural beauty and special characteristics and landscape quality of the Solway Coast and the North Pennine AONBs

To protect and enhance the natural beauty and special characteristics and landscape quality of the Solway Coast and the North Pennine AONBs

No net loss of biodiversity or geodiversity

No net loss of biodiversity or geodiversity

No unacceptable loss of public open space

No unacceptable loss of public open space

No unauthorised loss of trees subject to a TPO or hedgerows qualifying as 'important' under the Hedgerow Regs 1997

No unauthorised loss of trees subject to a TPO or hedgerows qualifying as 'important' under the Hedgerow Regs 1997

Flood Risk and Development

The Council will seek to ensure that new development does not result in unacceptable flood risk or drainage problems. Most new development should be located in Flood Zone 1 and development within Flood Zones 2, 3a and 3b (with the exception of water compatible uses and key infrastructure (as defined in the PPG)) will only be acceptable when they are compliant with the NPPF and when the sequential test and exception test where applicable have been satisfied. Development should: 1. be supported by a Flood Risk Assessment for all proposals of 1 hectare or greater in Flood Zone 1 or in an area within Flood Zone 1 which has surface water concerns or is listed as an area of concern in the Lead Local Flood Authority local flood risk management strategy; all proposals for new development (including minor development and changes of use) in Flood Zones 2 and 3; and where proposed development or a change of use to a more vulnerable class may be subject to other sources of flooding; to establish: a) whether a proposed development is likely to be affected by current or future flooding from any source, taking into account the increased risk associated with climate change; b) whether it will increase flood risk elsewhere or interfere with flood flows; c) that no other lower risk alternative site exists; d) whether appropriate mitigation measures are proposed to deal with potential risks and effects; e) how access and egress can reasonably be maintained at times of flood risk; f) that adequate floodplain storage capacity can be provided and that the capacity of the water supply, drainage and sewerage networks have been considered in liaison with the relevant statutory bodies for water and wastewater, to establish the impact of development on infrastructure; and g) that where flood defences exist the residual risk of flooding that remains behind defences has been considered. This should include reference to overtopping of defences in extreme events and possible breach analysis evidence. 2. take account of the Council's Strategic Flood Risk Assessment (or the most up to date flood risk information available) along with any evidence from the Lead Local Flood Authority (Cumbria County Council) and the Environment Agency. Where mitigation is required to make any identified impacts acceptable these will, where necessary, be secured through condition or planning obligations.

Surface Water Management and

The approach to surface water drainage should be based on evidence of an assessment of site conditions and any surface water discharge solution should reflect the non-statutory technical standards for sustainable drainage (March 2015) or any subsequent replacement national standards. Measures intended to assist with surface water management should be made clear as part of any submission. Where there is no alternative option but to discharge surface water to a combined sewer, applicants will need to demonstrate why there is no alternative and submit clear evidence that the discharge of surface water will be limited to an attenuated rate, including an allowance for climate change, agreed with the appropriate bodies. Where SUDS are incorporated, a drainage strategy should be submitted detailing: a) the type of SUDS and/or measures proposed; b) hydraulic design details/calculations; c) pollution prevention and water quality treatment measures together with details of pollutant removal capacity as set out in the CIRIA SUDS Manual C697 or equivalent and updated local or national design guidance; and d) the proposed maintenance and management regime. Drainage requirements including detailed maintenance and management arrangements for the lifetime of the development will be secured by way of planning conditions and/or planning obligations.

Environmental and Amenity Protection

The Council will only support development which would not lead to an adverse impact on the environment or health or amenity of future or existing occupiers. Development will not be permitted where: 1. it would generate or result in exposure to, either during construction or on completion, unacceptable levels of pollution (from contaminated substances, odour, noise, dust, vibration, light and insects) which cannot be satisfactorily mitigated within the development proposal or by means of compliance with planning conditions; 2. it would cause demonstrable harm to the quality, quantity and associated ecological features of groundwater and surface waters or impact on human health; 3. it is on contaminated or unstable land which would pose an unacceptable risk to human health or the environment, unless suitable mitigation and/or remediation is or can be carried out to ensure safe development; 4. it would be subject to unacceptable risk from existing hazardous installations; and/or 5. proposals for new hazardous installations (e.g. certain gases, liquids and explosive chemicals) pose an unacceptable risk to the health or safety of users of the site, neighbouring land and/or the environment. Proposals may be required to submit detailed assessments in relation to any of the above criteria to the Council for approval. Where development is permitted which may have an impact on such considerations, the Council will consider the use of conditions or planning obligations to ensure any appropriate mitigation measures are secured.

Equestrian Development

Proposals relating to the development of stables, horse riding arenas and/or riding centres will be permitted provided that: 1. there will be no unacceptable impact upon the landscape and character of the area; 2. the building or structure is sited where practical to integrate with existing buildings and/or take advantage of the contours of the land and any existing natural screening; 3. the proposal will not have a detrimental effect upon surrounding land uses; 4. the surrounding roads and bridleways are adequate and safe for the increased use by horse riders, with the roads being suitable for all users; and 5. the scale and intensity of use is proportionate to the equestrian needs and appropriate for the site and character of the area.

Landscapes

All landscapes are valued for their intrinsic character and will be protected from excessive, harmful or inappropriate development, particularly those areas less able to accommodate significant change. Where the opportunity arises, measures should be taken to enhance or restore valued landscapes. Proposals for development will be assessed against the criteria presented within the Cumbria Landscape Character Guidance and Toolkit (or successor documents) with regard to a particular Landscape Character Area's key characteristics, local distinctiveness and capacity for change. The relevant landscape features described within the toolkit should be reflected in the detailed design of individual sites. Landscapes valued for their intrinsically dark skies, such as the area around Kershope Forest in the rural north-east of the District, will be protected from the adverse impact of artificial light pollution.

Areas of Outstanding Natural Beauty

Development proposals within the North Pennines or Solway Coast AONBs must conserve and enhance the natural beauty of the areas. Natural beauty includes landform and geology, plants and animals, landscape features and the history of human settlement. Development in the AONBs will be expected to protect the special characteristics and landscape quality of the areas and ensure that: 1. the scale, siting and design of the proposal is appropriate to the landscape setting; and 2. existing landscape features are incorporated in a way which preserves or enhances the character of the area and, where appropriate, mitigates the effects of the development. Development in both AONBs must ensure that it is in accordance with the objectives of the AONB Management Plans. Proposals within the Solway Coast AONB will be expected to have regard to the Solway Coast AONB Landscape Character Assessment. Planning permission will only be given for major development in exceptional circumstances and where it can be demonstrated to be in the public interest. Such developments will be considered against national policy.

Biodiversity & Geodiversity

Biodiversity assets across the District will be protected and, where possible, enhanced. All proposals for development should protect and (where possible) enhance any priority habitats, European and nationally protected species, and priority species as defined in the England, Natural Environment and Rural Communities Act (2006). Development proposals should also maintain and (where appropriate) enhance any recognised geodiversity assets identified in the Local Geodiversity Action Plan for Cumbria which may be affected by the development. When considering planning applications and the need to conserve and enhance biodiversity, the following principles apply: 1. permission for development will be refused if significant harm resulting from development cannot be avoided, adequately mitigated or, as a last resort, compensated for; 2. proposals where the primary objective is to conserve or enhance biodiversity will be approved; 3. the incorporation and integration of wildlife corridors and other habitats in and around development sites will be required, wherever the opportunity arises; 4. species appropriate provision will be sought on development sites to encourage an increase in biodiversity and; 5. development which would result in the loss or deterioration of irreplaceable habitats, including ancient woodland and the loss of aged or veteran trees found outside ancient woodland will be refused unless the need for, and the benefits of, the development in that location clearly outweigh the loss. Internationally Designated Sites: internationally designated sites identified under the Natura 2000 network (European Sites) which consist of Special Areas of Conservation (SAC), Special Protection Areas (SPA) and Ramsar Sites will be afforded the highest levels of protection, as they are of exceptional importance in respect of rare, endangered or vulnerable natural habitats and species. Development which is likely to have a significant effect on the integrity of such sites, and is not directly connected with or necessary to the management of the site will be resisted unless an overriding public interest can be demonstrated and no alternative solutions are available and necessary compensatory measures are taken to ensure that the overall coherence of Natura 2000 is protected. Proposals which may have an impact upon a Natura 2000 site must be accompanied by a Habitats Regulation Assessment (HRA). Mitigation: Where the need for mitigation or compensatory measures has been identified this will be secured, through appropriate habitat creation, restoration or enhancement on site or elsewhere, via planning conditions, agreements or obligations. Where the HRA identifies the need for an Appropriate Assessment, the presumption in favour of sustainable development will not apply. Nationally Designated Sites: any proposal which is likely to have an adverse effect on the special interest features of a Site Of Special Scientific Interest (SSSI) will only be permitted where the benefits of the development clearly outweigh both the impacts that the development is likely to have on the special interest features of the site, and any broader impacts on the national network of SSSIs. Locally Designated Sites: local wildlife designations such as County Wildlife Sites, Local Nature Reserves and Ancient Woodlands, as well as Regionally Important Geological/Geomorphological Sites (RIGGS) and other, locally important and irreplaceable habitats including lowland raised mires, lowland valley mires and ancient meadow sites will be protected from development which would result in the loss or deterioration of the site, unless the need for, and benefits of, the development in that location clearly outweigh the loss. Species and habitats surveys should be provided where the potential to impact upon bio or geodiversity exists. Species and habitats surveys must be carried out at an appropriate time of year by a qualified ecologist.

Public Rights of Way

New development will be expected to ensure that all public footpaths, bridleways, cycleways and other rights of way are retained. Development proposals that would affect existing rights of way will not be permitted unless an alternative route is available, or can be made available, which is safe, attractive, is well integrated with the existing network and is not significantly longer than the original route. Where opportunities arise, local improvements and extensions to the rights of way network may be sought as part of development proposals.

Trees and Hedgerows

Proposals for new development should provide for the protection and integration of existing trees and hedges where they contribute positively to a locality, and/or are of specific natural or historic value. Planning conditions requiring protective fencing around trees to be retained, in line with the current and most up to date British Standard: BS 5837 will be used to ensure adequate protection of valued trees during construction. Tree Surveys: Where trees and hedges are present on a development site a survey, in accordance with the current and most up to date British Standard: BS 5837 must be carried out by a qualified arboriculturist and presented as part of the planning application. Layouts will be required to provide adequate spacing between existing trees and buildings, taking into account the existing and future size of the trees, and their impact both above and below ground. Proposals which would result in the unacceptable or unjustified loss of existing trees or hedges or which do not allow for the successful integration of existing trees or hedges identified within the survey will be resisted. Ancient Woodland: Development which would result in the loss of any areas of recognised ancient woodland, or plantations on ancient woodland sites, will normally be resisted unless strong, overriding social or economic benefits or need can be demonstrated that clearly outweighs the potential harm. Landscaping and Replanting: Any proposals for onsite landscaping schemes should seek to incorporate the planting of native tree species where practicable. Where trees are lost due to new development, the Council will require developers to replant trees of an appropriate species on site where it is practicable to do so, or to contribute via planning conditions and/or legal agreement, to the replanting of trees in an appropriate, alternative location. The extent of replanting required will be representative of the age, number and size of trees, or length of hedgerows, originally lost. All new development should also have regard to the current Trees and Development Supplementary Planning Document.

Green and Blue Infrastructure

The Council will, through planning decisions and in fulfilling its wider functions, work with partners to develop a holistic approach to the protection and stewardship of the District's green and blue infrastructure through a comprehensive and connected policy approach. Existing assets will be protected and, where possible, enhanced in order to establish a multifunctional, integrated and accessible green and blue infrastructure network which maximises wider public and ecological benefits. New development will be required to work towards delivering, where appropriate and achievable, outcomes of the Carlisle Green Infrastructure Strategy. At a strategic level these include: 1. affording the highest level of protection to key blue and green assets and taking opportunities to enhance relationships with, views and the setting of aquatic assets such as the Rivers Eden, Caldew, and Petteril within the City; 2. recognising and enhancing the function of and connectivity to Bitts and Rickerby Parks as strategic green infrastructure hubs for the City and wider District; 3. supporting and enhancing strategic green links including Hadrian's Wall National Trail, the Cumbria Way, English Coastal Path and The Reivers Route; 4. supporting and enhancing those assets which fulfil a key visitor and leisure, or other productive economic function including Bitts and Rickerby Parks, Talkin Tarn and Kershope Forest; and 5. protecting the lines of disused railways and encouraging, where appropriate and possible, proposals for their reuse for green transport links such as cycleways and footpaths, or as important wildlife corridors. Conditions, legal agreements and developer contributions will be sought to secure new or enhanced green and blue infrastructure provision on, or associated with, new development. Developers will be expected to provide some aspects of green and blue infrastructure within developments, ensuring that, where possible, they integrate with wider blue and green infrastructure networks. Where unavoidable harm is caused to a green infrastructure asset through development, the developer will be expected to replace or mitigate for this damage. Any replacement or mitigation measure will be expected to be of similar or better quality to that lost, including fulfilling the same functions effectively, and should be deployed as closely as possible to the affected green infrastructure asset.

Hadrian's Wall World Heritage Site

There is a presumption in favour of preserving the fabric, integrity and authenticity of archaeological sites that form part of the Outstanding Universal Value of Hadrian's Wall World Heritage Site. New development will not normally be permitted on currently open land on the line of the wall. New development within the Hadrian's Wall World Heritage Site and its buffer zone which enhances or better reveals its significance, or which accords with the approved Management Plan will be supported. Proposed development in the buffer zone should be assessed for its impact on the site's Outstanding Universal Value and particularly on key views both into and out of it. Development that would result in substantial harm will be refused. Proposed development outside the boundaries of the buffer zone will, where appropriate, be carefully assessed for its effect on the site's Outstanding Universal Value, and any that would result in substantial harm will be refused. Where development proposals would result in less than substantial harm to the site's Outstanding Universal Value, this harm will need to be assessed against the public benefit by way of reference to the above objectives.

To protect Hadrian's Wall World Heritage Site from inappropriate development

To protect Hadrian's Wall World Heritage Site from inappropriate development

To protect scheduled and non-designated archaeological assets as a resource for research, education, leisure, tourism and for their influence on perceptions of identity and sense of place

To protect scheduled and non-designated archaeological assets as a resource for research, education, leisure, tourism and for their influence on perceptions of identity and sense of place

To protect buildings and/or structures that have been placed on the Statutory List of Buildings of Special Architectural or Historic Interest

To protect buildings and/or structures that have been placed on the Statutory List of Buildings of Special Architectural or Historic Interest

To protect locally important heritage assets that have not been placed on the Statutory List of Buildings of Special Architectural or Historic Interest

To protect locally important heritage assets that have not been placed on the Statutory List of Buildings of Special Architectural or Historic Interest

To preserve or enhance the character and appearance of conservation areas

To preserve or enhance the character and appearance of conservation areas

Hadrian's Wall World Heritage Site

Development proposals will be assessed for their effect on the site's Outstanding Universal Value, and any that would result in substantial harm will be refused. Where development proposals would result in less than substantial harm to the site's Outstanding Universal Value, this harm will need to be assessed against the public benefit by way of reference to the above objectives.

Scheduled Ancient Monuments and Non-Designated Archaeological Assets

Development will not be permitted where it would cause substantial harm to the significance of a scheduled monument, or other non-designated site or assets of archaeological interest, or their setting. Proposals that affect non designated assets will be judged on the significance of the assets and the scale of likely harm to establish whether the development is acceptable in principle. The preferred approach will be to seek to avoid damage to such remains through their preservation in-situ. When in-situ preservation is not justified, the developer will be required to make adequate provision for excavation and recording and analysis of assets. Where possible and appropriate opportunities should also be taken to promote and interpret assets. Where there is knowledge that there are archaeological remains, or where there are reasonable grounds for the potential of unknown assets of archaeological interest to be, proposals should be accompanied by an assessment of the significance of the asset and how it will be affected by the proposed development including where their significance, extent and state of preservation is not clear. The level of information required will be proportionate to the asset's significance and to the scale of impact of the proposal, and may require, where necessary, archaeological desk-based assessment and field evaluation.

Listed Buildings

Listed buildings and their settings will be preserved and enhanced. Any harm to the significance of a listed building will only be justified where the public benefits of the proposal clearly outweighs the harm. Applications for works to listed buildings including alterations or extensions, changes of use, or new development within the curtilage and/or its setting must have regard to: 1. the significance of the heritage asset, including its intrinsic architectural and historic interest and its contribution to the local distinctiveness and character of the District; 2. the setting of the asset and its contribution to the local scene; 3. the extent to which the proposed works would result in public benefits; 4. the present or future economic viability or function of the heritage asset; and 5. the preservation of the physical features of the building, in particular scale, proportions, character and detailing (both internally and externally) and of any windows and doorways. Development within the locality of a listed building should preserve or enhance its character and setting, and be sympathetic in scale, character and materials. The demolition or total loss of the significance of a listed building will only be permitted in exceptional circumstances where it can be clearly demonstrated that the tests set out in national policy can be met. Such proposals must also be accompanied by clear details of the proposed redevelopment.

Historic Parks and Gardens

Proposals that harm the significance of a designated park and garden or its setting will not be permitted. Proposals affecting a historic park and garden or its setting should ensure that development does not detract from the enjoyment, layout, design character or appearance of that landscape, cause harm to key views from or towards these landscapes or, where appropriate, prejudice their future restoration. Opportunities for their conservation and enhancement will be supported.

Historic Battlefields

Proposals affecting the Registered Historic Battlefield of the Battle of the Solway Moss will not be permitted where it adversely affects its significance including the historic, archaeological or landscape interest of the site including potential for interpretation. Any opportunities for interpretation will be supported.

Locally Important Heritage Assets

Throughout Carlisle District there are a number of buildings and structures of historic and architectural significance that, whilst not statutorily protected, help create the locally distinctive character of the area. The Council recognises the positive contribution these structures make to streetscape and/or landscape and will therefore designate such assets through the Local List to strengthen the presumption in favour of their retention when considering development proposals. Development which would remove, harm or undermine the significance of a locally listed asset, or its contribution to the character of the area, will only be permitted where robust evidence can demonstrate that the public benefits of the development would clearly outweigh the harm. A number of buildings on the Local List have also been included on the basis that together, and sometimes alongside statutory listed heritage assets, they make a particularly strong and positive contribution to the 'townscape' character of an area. These 'key townscape frontages' are identified on the Policies Map. Development proposals which would erode the significance of these frontages will be resisted. Only in exceptional circumstances will the loss of a locally listed asset be permitted. Where this is the case the following may be required: 1. an appropriate level of survey and recording which may also include archaeological excavation; 2. provision of replacement buildings of comparable quality and design; and 3. the salvage and reuse within the replacement development of special features.

Conservation Areas

Any new development and/or alterations to buildings in conservation areas should preserve or enhance the special character and appearance of the conservation area and its setting. Specifically proposals should: 1. seek to harmonise with their surroundings and be sympathetic to the setting, scale, density and physical characteristics of the conservation area; 2. preserve or enhance features which contribute positively to the area's character or appearance, in particular the design, massing and height of the building should closely relate to adjacent buildings and should not have an unacceptable impact on the townscape or landscape; 3. not have an unacceptable impact on the historic street patterns/boundaries, roofscape, skyline and setting of the conservation area, important open spaces or significant views into, out of and within the area; 4. not, other than as a last resort, result in demolition and redevelopment behind retained facades; 5. wherever practicable, draw on a local pallet of materials to reinforce the distinctiveness of an area; 6. retain individual feature of interest e.g. doorways, windows, shopfronts, garden walls, railings, cobbled or flagged forecourts, sandstone kerbs, trees and hedges etc. Where this is not possible or practical any replacement should match the original; and 7. not generate a significant increase in traffic movements, heavy vehicles or excessive parking demands where these would be prejudicial to the character of the conservation area. Proposals to utilise vacant land for car parking for interim or longer term use within conservation areas, will be resisted except in exceptional circumstances. Development which would result in harm to a public or private open space that contributes positively to the character of a conservation area will be permitted only where this harm is outweighed by the public benefits of the proposals. There will be a presumption in favour of the retention of buildings and/or features which make a positive contribution to the special character and appearance of a conservation area. Demolition or other substantial loss of these assets will only be permitted where it can be clearly demonstrated that the tests set out in national policy can be met. Such proposals must also be accompanied by clear details of the proposed redevelopment.

Valuing our Heritage and Cultural Identity

The Council will, through planning decisions and in fulfilling its wider functions, proactively manage and work with partners to protect and enhance the character, appearance, archaeological and historic value and significance of the District's designated and undesignated heritage assets and their settings. Opportunities will also be pursued, to aid the promotion, enjoyment, understanding and interpretation of both heritage and cultural assets, as a means of maximising wider public benefits and in reinforcing Carlisle's distinct identity. Key elements which contribute to the distinct identity of Carlisle District, and which will therefore be a priority for safeguarding and enhancing into the future, include; 1. the outstanding universal value of the World Heritage Site associated with the Roman frontier including Hadrian's Wall and associated Roman sites such as Bew Castle; 2. medieval castles and other fortifications including Carlisle Castle and the City Walls, the Citadel, Brampton Mote, Bew Castle, Naworth Castle, Rose Castle, Scaleby Castle and other bastles and fortified houses; 3. Battle of the Solway Moss battlefield; 4. the historic quarter of Carlisle City including the Cathedral and its precinct, Carlisle Castle and the City Walls, Tullie House Museum, the Market Cross, Old Town Hall and the Guildhall, as well as the important streets and spaces which interconnect and provide a setting for these assets; 5. important industrial heritage including Tindale, Forest Head Quarries and prominent and historically significant mill / factory buildings in West Carlisle including Dixon's Chimney; 6. key religious sites and their settings including the Cathedral precinct, Brampton, Burgh by Sands, Lanercost, Wreay and Bewcastle Cross; 7. conservation areas across the District and particularly Botchergate and the City Centre which fulfil important social and economic functions for the District and wider sub-region; and 8. key cultural assets encompassing parklands, landscapes, museums, art galleries, public art, local food and drink and local customs and traditions. As well as fulfilling its statutory obligations, the Council will: a) seek to identify, protect and enhance locally identified heritage assets; b) promote heritage-led regeneration including in relation to development opportunities in the City Centre; c) produce conservation area appraisals and management plans; d) develop a positive strategy to safeguard the future of any heritage assets that are considered to be 'at risk'; and e) adopt a proactive approach to utilising development opportunities to increase the promotion and interpretation of the District's rich archaeological wealth.

Housing Strategy and Delivery

Planning permission will be granted for housing proposals that will: 1. deliver the allocations set out in this Policy and contribute to achieving the Plan's housing target. Any unallocated sites which come forward for development and which would prejudice the delivery of this strategy will be resisted; and 2. in bringing forward allocations, developers will need to demonstrate that their proposals contribute to the overall mix of dwelling types, sizes and tenures which help meet identified local housing need and the development of mixed and sustainable communities.

Housing to Meet Specific Needs

The Council and its partners will work together to enable the delivery of specialist housing for vulnerable people including for the ageing population and those with physical and learning disabilities, such as extra-care accommodation, and which take account of the need to provide for a variety of care needs and flexibility to accommodate differing requirements of care. Proposals for new development to meet a particular housing need, e.g. older people, supported or other specialist accommodation will be acceptable where they are in appropriate sustainable locations, for example, close to a range of services and facilities.

Gypsy, Traveller and Travelling Showpeople Provision

The Council and its partners will work together to meet the accommodation needs of Gypsies, Travellers and Travelling Showpeople. Land has been allocated adjacent to Low Harker Dene for nine permanent residential pitches and up to 15 transit pitches to meet identified needs over the Plan period for Gypsies and Travellers provision. Proposals which contribute to achieving additional provision of transit and permanent residential pitches, and sites for Travelling Showpeople, in addition to the sites allocated will be considered favourably where they meet the following criteria: 1. the location, scale and design would allow for integration with, whilst not dominating or unacceptably harming, the closest settled community to enable the prospect of a peaceful co-existence between the site and the local community; 2. the site has reasonable access to key services and facilities including schools, shops, doctors' surgeries and health care and other community facilities; 3. there are opportunities to access these facilities by public transport, walking or cycling; 4. adequate utilities can be provided or are already available; 5. the site is well planned to be contained within existing landscape features, or can be appropriately landscaped to minimise any impact on the surrounding area; 6. satisfactory living conditions can be achieved on the site and there would be no unacceptable impact on the amenity of adjacent land uses including residential uses; 7. any ancillary business uses that are intended to be carried out on the site will not have an unacceptable impact on the residential use of the site, any adjacent land uses or the visual amenity of the area; and 8. the site should have, or be able to provide, adequate access and turning space for large vehicles and caravans. The redevelopment or change of use of existing sites for Gypsies, Travellers and Travelling Showpeople to alternative uses will not be supported whilst there remains a proven need for provision within the District.

Windfall Housing Development

New housing development on sites other than those allocated will be acceptable within or on the edge of Carlisle, Brampton, Longtown, and villages within the rural area provided that the development will not prejudice the delivery of the spatial strategy of the Local Plan and: 1. the scale and design of the proposed development is appropriate to the scale, form, function and character of the existing settlement; 2. the scale and nature of the development will enhance or maintain the vitality of the rural community within the settlement where the housing is proposed; 3. on the edge of settlements the site is well contained within existing landscape features, is physically connected, and integrates with, the settlement, and does not lead to an unacceptable intrusion into open countryside; 4. in the rural area there are either services in the village where the housing is being proposed, or there is good access to one or more other villages with services, or to the larger settlements of Carlisle, Brampton and Longtown; and 5. the proposal is compatible with adjacent land users. Within rural settlements applicants will be expected to demonstrate how the proposed development will enhance or maintain the vitality of rural communities. Applicants will be expected to work closely with those directly affected by their proposals to evolve designs that take account of the views of the community.

Housing in Residential Gardens

Proposals for housing development in existing residential gardens will be permitted providing that the following criteria are met: 1. the scale, design and siting of the proposal would not result in a cramped form of development out of character with the surrounding environment; 2. a safe and attractive garden area, which reflects that predominant in the area, can be created for both the proposed new house and the existing house; 3. the proposal, by way of design, siting and materials integrates into the surrounding built, natural, and where necessary historic environment; 4. there is no unacceptable loss of living conditions to surrounding properties by overlooking, loss of light, overbearing nature of the proposal or increase in on street parking; and 5. the proposal does not prejudice the development potential of an adjacent site.

Affordable Housing

In order to achieve mixed and inclusive neighbourhoods, affordable housing provision will be sought in the following circumstances: 1. within Zone A, all sites of six units and over will be required to provide 30% of the units as affordable housing; 2. within Zone B, all sites of 11 units or over will be required to provide 20% of the units as affordable housing; and 3. within Zone C, all sites of 11 units or over will be required to provide 30% of the units as affordable housing. It will not be acceptable to sub-divide sites and purposely design a scheme to avoid making affordable housing contributions. The tenure split of affordable housing to be provided should be 50% for social or affordable rent and 50% for intermediate housing. A lower proportion and/or different tenure split may be permitted where it can be clearly demonstrated by way of a financial appraisal that the development would not otherwise be financially viable or where the proposed mix better aligns with priority needs. Early dialogue with the Council on these matters is essential. For sites of between six and ten units, the affordable housing contribution will be sought in the form of cash payments which will be commuted until after completion of units within the development. For sites of 11 units or over, the affordable housing should be provided on the application site unless off site provision, or a financial contribution of broadly equivalent value in lieu of on-site provision, can be robustly justified by local or site specific circumstances. The opportunity to secure affordable extra care housing schemes as part of the wider affordable housing mix on development sites will be sought where it is considered to meet needs and the site is in an appropriate location. Policy HO 4 will operate within the context of national policy and will be implemented with regard to any relevant future changes including to the national definition of affordable housing.

Rural Exception Sites

In the rural area dwellings will be permitted on small sites where open market housing would not be acceptable, subject to the following criteria: 1. the development is for affordable housing to meet an identified local need; 2. the affordable housing will be retained for affordable need in perpetuity; 3. the proposal can demonstrate that the development can be delivered; and 4. the site is very close to, adjoining or within a settlement which provides a range of local services and facilities, or has good public transport links to a larger settlement with a wider range of services and facilities. In the following exceptional circumstances an element of open market housing will be allowed on rural exception sites: 1. excessive development costs due to site constraints; 2. the Registered Provider can demonstrate that the additional revenue created by the development of open market housing is essential to enable the delivery of affordable housing on the site; or 3. the amount of open market housing is the minimum required to achieve site viability.

Other Housing in the Open Countryside

New housing will be allowed in the open countryside in the following special circumstances: 1. where there is an essential need for a rural worker to live at or near their place of work, and evidence is provided to demonstrate need for a full time worker to be available at all times for the enterprise to function properly, provided that: a) the business is established, has been profitable for at least one year, is currently financially sound, and has a clear prospect of remaining so; b) the housing need cannot be met by other housing nearby; and c) the house would be appropriate in terms of size, scale and design for its location. 2. replacement dwellings: a) the dwelling has an existing lawful residential use; b) the development is of a scale appropriate to the size of the plot; and c) the development would reflect the identity of local surroundings and materials in terms of both the new dwelling and any curtilage development such as garages, outbuildings and boundaries. 3. conversion of structurally sound redundant or disused buildings, provided that the development would: a) lead to an enhancement of the immediate setting of the building; and b) be able to access the road network without the need to construct access tracks which would have an unacceptable impact on the landscape.

Housing as Enabling Development

Enabling development in the form of new housing, where it would otherwise be contrary to planning policy, that would secure the future conservation of a heritage asset, will be acceptable providing that the following criteria are met: 1. it is necessary as a last resort to resolve problems arising from the inherent needs of the place; 2. any harm caused to the significance of the heritage asset and its setting is outweighed by the public benefits of the proposal; 3. sufficient grant or subsidy to secure the future of the heritage asset is not available from any other source; 4. the proportion of enabling development proposed is the minimum required to secure the long term future of the heritage asset; 5. the development secures the long term future of the heritage asset, and this outweighs the disbenefits of departing from any other planning policies; and 6. the new development makes a positive contribution to local character and distinctiveness.

Large Houses in Multiple Occupation and the Subdivision of Dwellings

Proposals for the subdivision of dwellings and the creation of houses in multiple occupation will be acceptable providing that: 1. such proposals do not lead to the unacceptable loss of good quality family housing; 2. effective measures are proposed to minimise the effects of noise and other disturbance to neighbouring residential properties; 3. adequate space is provided for the storage of refuse and recycling bins; 4. the proposal would not adversely affect the character of the building or the surrounding area, for example through increased on-street parking; and 5. the proposal does not lead to the creation of substandard units of accommodation. Within the rural area, proposals for the subdivision of larger houses into two or more units of accommodation must demonstrate either that there are services in the village where the house is located, or that there is good access to one or more other villages with services, or to the larger settlements of Carlisle, Brampton and Longtown.

Strategic Growth and Distribution

To ensure that objectively assessed development needs are met, and met in the most sustainable manner, strategic growth within the District of Carlisle will be governed by the following principles: 1. Sufficient land will be identified to accommodate 9,606 net new homes between 2013 and 2030 including a minimum annualised average of: • 478 net new homes between 2013 and 2020; and • 626 net new homes between 2020 and 2030 (adjusted to have regard to delivery in the 2013-2020 period). a) approximately 70% of this growth will be focussed on the urban area of Carlisle, with approximately 30% in the rural area; and b) specific sites have been identified within the Plan, alongside an allowance for windfall developments, to accommodate the majority of growth required. Carlisle South has been identified as a broad location to accommodate additional housing growth in accordance with SP 3. 2. Sufficient land will be identified to create the right conditions for economic growth: a) the focus for development will be within the urban area of Carlisle and locations which can maximise the benefits of Carlisle's highly accessible position in relation to the M6 Corridor; and b) whilst efforts will be focussed across the Plan period on realising the residual capacity within existing employment areas, this approach will be complemented by the allocation of an additional 45 Ha for employment related purposes. 3. Development of surplus land at Ministry of Defence (MOD) Longtown, which lies within the strategic M6 Corridor and benefits from excellent road and rail connections, will also be supported as a key element of the strategy to grow the economy, and to secure modal shifts in freight transport. 4. The City Centre will maintain and enhance its status by being the primary focus for further comparison retail development across the Plan period: a) specifically, sufficient land will be identified within the City Centre to accommodate an additional 18,700m2 net comparison retail floor space until 2030. 5. Provision for leisure and other 'main town centre uses' will be based on the need to protect and enhance the vitality and viability of the City Centre, District Centres and Local Centres as defined on the Policies Map. 6. Where possible and appropriate, the re-use and redevelopment of previously developed land will be encouraged across the District. Within the urban area of Carlisle the reuse and redevelopment of underused, vacant and derelict land will be supported in order to secure the continued regeneration of the City. 7. Within the District's rural settlements, development opportunities of an appropriate scale and nature, which are commensurate with their setting, will be harnessed to positively contribute to increasing the prosperity of the rural economy and to enable rural communities to thrive. 8. Within the open countryside, development will be assessed against the need to be in the location specified.

Broad Location for Growth: Carlisle South

A broad location for growth for a major mixed use development, focusing on housing, is identified on the Key Diagram at Carlisle South. The release and phasing of Carlisle South will be informed by a Development Plan Document inclusive of an Infrastructure Delivery Strategy. To support the housing development, there will be a requirement for primary and secondary schools, employment and retail sites, community facilities, open space, green and other infrastructure including highways and transport. The development of this area will be in accordance with a masterplan which will be approved as a Development Plan Document. The study area for the masterplan will include the whole of the undeveloped extent beyond the city's existing southern edge and any existing allocations. The purpose of the masterplan will be as follows: 1. to provide more detail on how and when the strategic requirements set out in this policy will be delivered; 2. to set a framework to guide the preparation of future planning applications; 3. to provide a framework against which future planning applications will be assessed; 4. to enable and support the co-ordination and timely delivery of infrastructure provision; and 5. to facilitate the delivery of land release to help address the imbalance of employment land between the north and south of the City. The potential for the future development of a southern relief road linking Junction 42 of the M6 with the southern end of the A689 will be an integral part of the masterplan. To enable a comprehensive and coordinated development approach, piecemeal or unplanned development proposals within the area which are likely to prejudice its delivery including the infrastructure required for the area will not be permitted. To ensure that Carlisle South is deliverable when required, work on masterplanning the area will commence in the early years of the plan period.

Delivering Infrastructure

New development must ensure that sufficient infrastructure is in place in order to support it. Where this is not the case, or where proposals would place an unacceptable strain on existing infrastructure networks, development will not be permitted unless arrangements can be made to ensure the timely delivery of required infrastructure improvements. Where a development requires the creation of new infrastructure the Council will require it to be secured through planning obligations. If adopted, the Community Infrastructure Levy (CIL) may also be used to help address infrastructure deficits identified in the Carlisle Infrastructure Delivery Plan (IDP). Early engagement at pre-application stage by all parties with infrastructure providers will be encouraged for all development proposals. Applicants proposing major development must be able to demonstrate they have engaged in pre-application discussions with relevant infrastructure providers. Where land is earmarked for infrastructure development, it will be protected from development proposals with the potential to compromise its delivery. Where necessary, the Council will act to safeguard land for new and emerging infrastructure proposals that may arise over the lifetime of the Plan.

Broadband Access

New development must be able to demonstrate how it will contribute to and be compatible with local fibre or internet connectivity. Applicants will be expected to demonstrate the anticipated connectivity requirements of the development, known nearby data networks and their anticipated speed, and realistic assessments of connection potential (fixed copper, 3G, 4G, fibre, satellite, microwave, etc) or contribution to any such networks. All new development should aim to enable a connection to the internet with a minimum symmetrical speed of 10Mbps, aspiring towards 25Mbps where possible and viable. Where this cannot be achieved, proposals should still include, where possible, suitable measures to enable a superfast broadband connection at a future date. Applicants proposing major development schemes are encouraged to engage with local broadband groups and Parish Councils, where present, to explore how superfast broadband can be provided to benefit the local community; establish whether any community broadband projects are active within the local area; and understand how development may contribute to and integrate with them. Within the City Centre, Brampton and Longtown proposals to expand the free public Wi-Fi network will be supported.

Waste Minimisation and the Recycling of Waste

All new development should follow the principles of sustainable waste management and must include details of facilities for the storage, collection and recycling of waste produced on-site for both during and after construction. On new housing estates of 20 or more new dwellings developers will be encouraged to make provision for collective, accessible and secure waste and recycling areas that create a single, sheltered point for waste storage and collection to serve a number of dwellings. Developers will be expected to provide waste storage units for every new dwelling or unit within a new development, either as large euro-bins for collective waste areas or smaller wheelie bins for individual dwellings. These bins must meet Council standards for quality, size, colour and design, and must be in place before any dwelling is occupied. Where necessary this requirement will be secured through the imposition of planning conditions and/or planning obligations.

Foul Water Drainage on Development Sites

Where there are concerns that inadequate foul water treatment and drainage infrastructure exists to serve a proposed development, or where such provision cannot be made within the time constraints of planning permission, it is the responsibility of the developer to demonstrate how foul drainage from the site will be managed. In some circumstances, it may be necessary to co-ordinate the delivery of development with the delivery of infrastructure. In certain circumstances, a new development will be required to discharge foul water to the public sewerage system at an attenuated rate. The first presumption will be for new development to drain to the public sewerage system. Where alternative on-site treatment systems are proposed, it is for the developer to demonstrate that connection to the public sewerage system is not possible in terms of cost and/or practicality and provide details of the responsibility and means of operation and management of the system for its lifetime to ensure the risk to the environment is low.

Carlisle Airport

Within the boundary of Carlisle Airport, development that is related to airport activities will be acceptable. In addition, enabling development that would facilitate the ongoing or further operational development of the Airport, and which would not compromise other elements of the Local Plan's overarching spatial strategy, will be acceptable. Applicants will be required to provide clear evidence as to how any such enabling development will ensure the ongoing viable operations of the Airport for aviation.

Planning Obligations

Carlisle City Council will work with partners to identify and deliver infrastructure, services and community facilities to improve the sustainability of its communities. In the first instance new development will be expected to provide infrastructure improvements which are directly related to and necessary to make the development acceptable. These will be identified through the development management process and secured through planning conditions and obligations. The Infrastructure Delivery Plan (IDP) will, through consultation with relevant partners and infrastructure providers, assist in the identification of the infrastructure, services and facilities that new development may be required to contribute to within the life of the Plan. Such infrastructure could cover a wide range of economic, social and environmental provision. If a Community Infrastructure Levy (CIL) is introduced by the Council, planning obligations will not be sought for infrastructure funded by CIL. Certain forms of development, where prescribed by national policy and guidance, will be exempt from any tariff-style planning obligations. Where a developer seeks to depart from any planning obligations sought, it will be necessary for them to demonstrate that such contributions are nevertheless being maximised as far as it is viable to do so, and that ultimately the wider economic, social and environmental benefits to be realised from approving the proposal in the absence of such contributions outweigh the harm of doing so.

Caravan, Camping and Chalet Sites

Proposals for the development of and extension to caravan, camping and chalet sites will be supported where: 1. clear and reasoned justification has been provided as to why the development needs to be in the location specified; 2. the siting, scale or appearance of the proposal does not have an unacceptable adverse effect on the character of the local landscape, or upon heritage assets or their settings; 3. the site is contained within existing landscape features and if necessary, and appropriate, is supplemented with additional landscaping; 4. adequate access and appropriate parking arrangements are provided; and 5. the potential implications of flood risk have been taken into account where necessary. In addition, the Council will consider the need to impose planning conditions to avoid continual residential use of such sites or seasonal restrictions where necessary to safeguard the landscape.

Agricultural Buildings

Proposals for new agricultural buildings and structures, or extensions to existing ones, which fall outside of Permitted Development rights will be permitted provided that: 1. the building or structure is sited where practical to integrate with existing agricultural buildings and/or take advantage of the contours of the land and any existing natural screening; 2. the scale and form of the proposed building or structure relates to an existing group of buildings, unless otherwise justified; 3. the design and materials used reflect the overall character of the area; and 4. the proposal would not have an unacceptable impact on any adjacent land uses.

Arts, Culture, Tourism and Leisure Development

Proposals will be supported where they contribute towards the development and/or protection of the arts, cultural, tourism and leisure offer of the District and support the economy of the area. Proposals for main town centre uses which are ancillary to established tourist, leisure or cultural attractions will be exempt from the need to undertake a sequential and impact test. New proposals where no attraction currently exists, or those which go beyond what can be regarded as ancillary, will have to have regard to Policy EC 6. All proposals for arts, cultural, tourism and leisure development must also accord with the following criteria: 1. the scale and design of the development is compatible with the character of the surrounding area; 2. adequate access by a choice of means of transport, including sustainable modes of travel such as cycling or long distance walking, and appropriate car parking is provided; and 3. where relevant, the value and significance of the attraction is not compromised. Hadrian's Wall World Heritage Site (WHS) is a major attraction for tourism and proposals for new tourism development which are sustainable and aim to promote the enjoyment and understanding of the WHS whilst meeting the above criteria will be permitted.

Sustainable Development

When considering development proposals Carlisle City Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework (NPPF). It will always work proactively with applicants, and communities, jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions of the District. Planning applications that accord with the policies in this Local Plan (and, where relevant, with polices in neighbourhood development plans) will be approved without delay, unless material considerations indicate otherwise. Where there are no policies relevant to the application, or relevant policies are out of date at the time of making the decision, then the Council will grant permission unless material considerations indicate otherwise - taking into account whether: 1. any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole; or 2. specific policies in the NPPF indicate that development should be restricted.

Primary Shopping Areas & Frontages

The District's Primary Shopping Areas, as defined on the Policies Map, will be the focus for new retail development across the plan period, in accordance with the hierarchy set out in Policy SP 2. Proposals for the change of use of ground floor shops to non-retail uses within Primary Shopping Areas will be supported providing the proposal: 1. would not lead to an unacceptable concentration of such uses and/or undermine the vitality and viability of the area; and 2. includes provision for views into the building or for a window display in keeping with the character of the frontage, in order to retain active frontages. In order to retain a strong retail core within the City Centre Primary Shopping Area, a number of Primary Shopping Frontages have been defined and are identified on the Policies Map. The impacts of proposals for non-retail uses within a designated frontage will be assessed in the context of the defined frontage as well as the wider area.

Morton District Centre

Land is allocated at Morton for a District Centre to accommodate a foodstore anchor. Proposals for additional retail, leisure, local services and community facilities will be supported within the District Centre site providing they are of a scale and nature commensurate with its intended catchment and would aid its vitality and viability. Proposals for comparison (Class A1) retail which exceed 500sqm (gross) will need to be accompanied by a retail impact assessment to demonstrate that there would be no significant impact on the City Centre Primary Shopping Area.

District and Local Centres

Within District and Local Centres, as identified on the Policies Map, proposals for retail development and other main town centre uses will be acceptable providing that: 1. it is of a scale and nature appropriate to the area served by the centre; 2. it does not adversely affect the amenity of any adjacent residential areas; 3. appropriate access, parking and security arrangements can be achieved; and 4. the design of any new development is attractive and in keeping with the character of the locality. Non-retail proposals within Local Centres will be supported only where they act to enhance the vitality and viability and overall attractiveness of the centre.

Retail and Main Town Centre Uses Outside Defined Centres

Development proposals for new retail and main town centre uses should in the first instance be directed towards defined centres, and for comparison retailing proposals the defined Primary Shopping Areas (where designated) within these centres, in accordance with the hierarchy set out in Policy SP 2. In line with national policy proposals outside of defined centres will be required to undertake a sequential test. In addition, locally set impact thresholds for retail floorspace have been set for the urban area and will be required for proposals which exceed 1000sqm (gross) for convenience retail and 500sqm (gross) for comparison retail. A separate impact threshold of 300sqm (gross) for convenience and comparison retail proposals has been set for Brampton, Dalston and Longtown. This approach also applies to proposals for the extension of floorspace (including the use of a mezzanine floor) at existing stores or retail warehouses where these are outside defined centres. Any proposals for a foodstore will be required, as part of the impact test, to demonstrate that that they would not undermine the planned delivery of the Morton District Centre foodstore anchor, or impact on its trading viability.

Shop Fronts

Well designed and appropriate shop fronts, whether original or reproduction, should be retained wherever practicable and if necessary restored when the opportunity arises. Shop fronts should contribute to the creation of a strong sense of place within the local context and relate in scale, proportion, materials and decorative treatment to the relevant façade of the building and, where appropriate, to adjacent buildings and/or shop fronts. Within conservation areas new and alterations to shop fronts will only be acceptable where their design contributes to the preservation and enhancement of the area's character, appearance and setting, and provided the following criteria are met: 1. any original or period features are retained or where possible restored; 2. the proposal relates well in scale, height, proportions, materials and detailing to other parts of the building, adjoining shop fronts and the street scene generally; 3. the proposal does not involve a single shop front spanning two or more frontages; 4. the proposal does not involve the use of inappropriate modern shop front features; and 5. the proposal contributes to the realisation of specific relevant objectives in any up to date Conservation Area Management Plan. The use of roller shutters that would obscure displays and architectural features on shop fronts will not be permitted in any location. Applicants wishing to install security measures on shop fronts are encouraged to consider alternative measures and must seek to ensure that, if shutters are to be used, they are well designed and integrated with the frontage, maintaining an active shop front even when the unit is closed.

Food and Drink

Proposals which help to sustain and enhance a vibrant and viable food and drink offer will be supported. Development proposals for uses within Use Class A3 (restaurants and cafes), A4 (drinking establishments) and A5 (hot food takeaways) will be approved provided that: 1. they are in defined centres or, if not, accord with the sequential and impact tests; 2. the amenity of adjacent uses would not be adversely affected; 3. the proposal would not cause unacceptable levels of traffic generation or highway obstruction, particularly where customers are collecting food from takeaways, or jeopardise highway or pedestrian safety; and 4. the proposal would not lead to an unacceptable concentration of a particular use or business type within any given locality. Opening hours will be imposed having regard to the surrounding uses, the character of the area, possibility of nuisance to residential areas and public safety.

Carlisle City Centre and Caldew Riverside

In order to maintain and enhance its status, Carlisle City Centre, as defined on the Policies Map, will be the principal focus for comparison retail within the District, in addition to leisure, office and other main town centre uses. Development proposals within the City Centre should support its vitality and viability and respond to opportunities to: 1. create a diverse mix of uses, including City Centre living, which support vitality through generating daytime and evening activity; 2. preserve or enhance the character, appearance and wider setting of the City Centre, Botchergate and Portland Square/Chatsworth Square Conservation Areas and contribute towards the delivery of objectives within their respective Management Plans; 3. create new and enhance the existing public realm through imaginative hard and soft landscaping; 4. improve connectivity within the City Centre specifically with regards to increasing pedestrian and cycle permeability and accessibility; and 5. bring back into beneficial use vacant and redundant buildings and upper floors particularly where to do so would increase City Centre living or generate job growth. Land to the north of Lowther Street including Rickergate has been identified for a potential future expansion of the Primary Shopping Area. Retail led development proposals within this area will be supported where they are in response to identified needs, are guided by a comprehensive strategy and where it can be demonstrated that the proposal would integrate effectively with the existing Primary Shopping Area. Proposals within this area which would prejudice the ability to respond to an identified need to deliver additional comparison retail floor space will be unlikely to be supported, unless the benefits of doing so outweigh the benefits of safeguarding the potential expansion. To the south of the City Centre a notable and significant opportunity exists in the locality of the Citadel, as defined on the Policies Map, to reuse and redevelop buildings and land for a mix of uses which could act as a catalyst to enhance the vitality and viability of the southern extent of the City Centre, including Botchergate, and further improve the sense of arrival for visitors using this important historic and iconic gateway. Consideration will be afforded to progressing a development brief for this locality to ensure that the opportunity to deliver a comprehensive and strategic development across this area is safeguarded. This approach will also ensure that the potential benefits are maximised and that any opportunities to accelerate delivery are identified. Proposals will be supported providing that they do not prejudice any longer term opportunities and respect the significance of the heritage assets which characterise this area. Caldew Riverside, as defined on the Policies Map, constitutes a significant regeneration opportunity outwith but in close proximity to the City Centre, to bring back into beneficial use land for a mix of uses which would complement those found in the City Centre and in doing so aid its overall attractiveness. Development proposals for main town centres uses on this site will be considered on their merits, and should be accompanied by a sequential and impact test in accordance with Policy EC 6, to ensure that any proposed scheme does not threaten the delivery of sequentially preferable sites and the health of the City Centre Primary Shopping Area. Development proposals should demonstrate how they would contribute to the delivery of the comprehensive redevelopment of the wider site and positively interact with the River Caldew, including enhancing the riverside walk/cycle way, as well as improving linkages with the City's West Walls and the City Centre beyond. All proposals will need to consider their impacts on the transportation network.

Transport and Development

All new development will be assessed against its impact upon the transport network. Development that will cause severe issues that cannot be mitigated against will be resisted. Development likely to generate significant levels of transport within isolated and poorly accessible areas will be resisted unless a clear environmental, social or economic need can be demonstrated. New development that will be accessible to the public will be required to prioritise safe and convenient access for cyclists and pedestrians, and to take opportunities to contribute to the creation and enhancement of an integrated and continuous sustainable transport network. All new development must demonstrate/provide convenient access to public transport, although a more flexible approach may be justified in rural areas where public transport options are more limited. Proposals that would facilitate a modal shift in freight transport from road to rail and/or air will be supported where the impact on the surrounding road network and land uses can be accommodated without significant adverse effect. Travel Plans and Transport Assessments: Development which through reference to national guidance requires the submission of a Transport Assessment and/or Travel Plan, should, in addition to responding to national guidance, demonstrate how: 1. the needs of cyclists and pedestrians will be met and prioritised on site; 2. the development will help to reduce the need to travel, particularly by private motor car; 3. the movement of freight and goods by rail will be maximised where possible and appropriate; 4. the site will safely and conveniently connect to public and green transport routes, and contribute to creating a multifunctional and integrated green infrastructure network; 5. the accessibility needs of more vulnerable people have been taken into account; 6. the impact of heavy goods vehicles accessing the site, where this is a required aspect of operations, will be minimised, including restrictions on operating hours and how route plans involving the movement of HGVs will avoid residential areas where possible; and 7. all other sustainable transport concerns will be addressed. Sustainable Vehicle Technology: Developers will be encouraged to include sustainable vehicle technology such as electric vehicle charging points within proposals.

Parking Provision

Where appropriate, proposals for new development will be expected to provide a minimum number of parking spaces per new dwelling/m2 of floor space depending on the type and location, in consultation with the Local Highway Authority and in accordance with any local standards in operation. In areas suffering from significant on-street parking problems, greater provision will be sought where possible, or alternative measures to address the issues will be required. In all areas the need to encourage the use of alternative means of travel, other than the private car, shall be an important consideration when applying parking standards. Provision for convenient and secure bicycle parking will also be expected to be provided in line with standards. A minimum standard for disabled parking spaces within new development will also be applied. Off and on street parking provision will be required to be well designed, safe and appropriate for the street scene. Proposed car parking provision that would have a significant adverse impact upon the character of an area will be resisted. The Council will expect developers to have regard to the Manual for Streets when considering parking design.

Strategic Connectivity

The City Council will support improvements to the transport network, in partnership with delivery partners and operators, including the Highway Authority, in order to support the District's growth aspirations and Carlisle's role as a strategic transport hub. Proposals in line with the objectives of the 3rd Cumbria Local Transport Plan will be supported. Interventions to facilitate growth as identified in the Infrastructure Delivery Plan will be prioritised. Opportunities will also be taken to: 1. increase the provision for walking and cycling, including improved connectivity across the District; 2. retain and enhance existing public transport services and to improve and modernise key public transport infrastructure including Carlisle Railway Station and interchange; 3. promote economic growth and seek to attract new and growing investment along the M6 corridor; 4. improve transport networks for all modes to ensure access and movement are maintained; 5. develop a southern relief road linking Junction 42 of the M6 with the southern end of the A689 as part of developing the broad location of Carlisle South; 6. enhance the appearance of key gateways; 7. secure a modal shift in the transport of freight from road to rail and improve connections with the Port of Workington; and 8. support Carlisle Airport as a gateway for business, tourism and in helping to improve access to global markets and destinations. The lines of disused railways which have the potential for future use as green corridors for walking and cycling, or to facilitate the reinstatement of public transport services, will be protected. Specifically, the alignment of the former Carlisle - Longtown - Borders railway will, as far as possible, be protected through recognition of the longer term aspiration to reinstate the Carlisle-Borders-Edinburgh rail connection. Land will be safeguarded and/or allocated through the planning process to support the realisation of new or improved transport infrastructure.