Planning in Corby

Open Space, Sport and Recreation

Open spaces, allotments, sports and recreational facilities will be protected, and where possible enhanced to deliver multiple benefits. Development that will result in a loss will be permitted in the following exceptional circumstances: a) The facility is surplus to requirements; or b) A site of equivalent quantity, quality and accessibility can be provided, serviced and made available to the community prior to use of the existing site ceasing; or c) The development is for alternative sport and recreation provision, the need for which clearly outweighs the loss. Where a development proposal will give rise to, or exacerbate an existing shortfall in provision, schemes of 10 or more dwellings or 0.5 hectares or more will be required to provide new or improved open space, sport and recreational facilities in accordance with the latest Open Space, Sport and Recreational Facilities Assessment (or similar subsequent document) to meet the needs arising from the development. New open spaces, sports and recreational facilities should be linked to the wider Green Infrastructure corridor network, where possible, as they play an important role in creating social cohesion, encouraging and promoting healthier and more active lifestyles.

Health and Wellbeing

The potential for achieving positive health and wellbeing outcomes will be taken into account when considering development proposals. Qualifying development schemes will require proposals to include a Health Impact Assessment and/or Air Quality Assessment. Where any potential adverse impacts are identified, the applicant will be expected to demonstrate how these will be addressed and mitigated. Development proposals should promote, support and enhance health and wellbeing by: a) Contributing to high quality, attractive, walkable, cycle friendly and safe environment; b) Encouraging physical activity through the provision of green infrastructure to encourage cycling and walking; c) Ensuring that development will not have adverse environmental health impacts, such as noise, vibration, smell, light or other pollution, remediation of contaminated land and measures are taken to mitigate the risk associated with climate change; d) Monitoring to ensure that there is no further decline in air quality; e) Protecting, enhancing and increasing biodiversity and nature conservation assets; f) Supporting proposals which increase access to healthy foods; and g) Supporting the provision and enhancement of community services and facilities

Non-Employment Uses (non-E(g), B2 or B8) in Established Industrial Estates

Subject to compliance with other development management policies, proposals which involve non-employment uses under use classes E(g), B2 or B8 (other than ancillary uses in accordance with Policy 9) within the established industrial estates as defined on the Policies Map will be permitted where they satisfy all of the following criteria: a) they will not have a negative impact on the character of the industrial estate and its role as an industrial and business location by, in isolation or in combination with other completed or committed development, prejudicing the maintenance of the overall balance of employment uses within the area; b) they will not prejudice the current and future operations of adjoining businesses; c) if the proposal involves vacant land or buildings, there is clear and robust evidence of prolonged marketing with registered commercial agents at a reasonable price to demonstrate that there is no realistic prospect for continued employment use; and d) the land or premises is not capable of adaptation for business or industrial use.

Employment Land Provision

Non-Strategic Sites The following non-strategic sites in Corby, as identified on the Policies Map, are allocated to enhance the local development offer for new employment development: Ref Site Size (hectares) Employment uses E1 Land off Courier Road 0.7 Use Classes E(g), B2 E2 Land at Corby Innovation Hub 0.9 Use Classes E(g), B2, B8 E3 Princewood Road 1.6 Use Classes B2, B8 E4 St Luke's Road, St James Industrial Estate 1.8 Use Classes E(g), B2, B8 Development should be in accordance with the specified employment uses. To ensure the Borough-wide development requirement can be met, these sites will normally be protected from alternative forms of development. Long-term Land Reserve The following sites have been assessed and safeguarded for employment as a long-term land reserve. Whilst these sites have no current evidence of demand, depending on how the market progresses they may have market potential during the plan period or in the longer term and should not normally be released for non-employment uses. This long-term land reserve comprises: Ref Site Size (hectares) Employment uses E5 Tripark (includes 2 parcels of land) 5.8 Use Classes E(g), B2 E6 Saxon 26 0.6 Use Classes E(g), B2, B8 In some cases sites may be at risk from flooding, including surface water or ground water flood risk. A site specific Flood Risk Assessment would be required to accompany any future development proposals to ensure no significant negative effects arise from development in accordance with the National Planning Policy Framework. Where there are existing sewers within the boundary of the site the site layout should be designed to take these into account.

Employment Uses in Established Industrial Estates

Within established industrial estates as defined on the Policies Map, proposals for employment use (Under Use Classes E(g); B2 and B8) and for modernising and/or enhancing the physical environment and infrastructure will be supported. Ancillary services and facilities, including (but not limited to) cafes/canteens, crèches, financial services, leisure /sports uses, meeting and conference facilities will be supported where they: a) are small scale; and b) primarily support the needs of the industrial areas; and c) enhance the attraction and sustainability of the area for investment, including where proposals will lead to site decontamination.

Green Infrastructure Corridors

Development must be designed to protect and enhance the green infrastructure corridors, as identified on the Policies Map, and the connections between them where possible. These will be protected and enhanced by: a) ensuring that new development will not compromise the integrity of the green infrastructure corridors; b) ensuring that new development maintains and wherever possible provides appropriate connections to the green infrastructure corridors and wider green infrastructure network, as identified in Appendix 4; c) ensuring that wherever possible new open space connects to or is provided within the green infrastructure corridors; d) ensuring that wherever possible new tree and hedgerow planting connects to or is provided within the green infrastructure corridors; e) prioritising investment in enhancement of open space, sport and recreation within the green infrastructure corridors; and f) using developer contributions to facilitate improvements to their quality that are necessary and reasonably required to support the development and mitigate its impact to achieve a sustainable development.

Local Green Space

Planning permission will not be granted except in very special circumstances for development which adversely affects a designated Local Green Space either within the Part 2 Local Plan or an approved Neighbourhood Plan, particularly regarding the characteristics underpinning its designation, such as beauty, historic importance, recreational value, tranquillity or richness of wildlife. Very special circumstances will not exist unless the benefits of development outweigh the adverse effects on the Local Green Space.

Delivering Housing

The sites listed in Table 8, and which are shown on the Policies Map, are allocated for residential development, or for mixed use development including residential. Each allocation is supported by site-specific policies H1 to H6 and TC1 to TC3 that provide further detailed guidance on the development of these sites. These site-specific policies also form part of this policy.

Custom and Self-Build

Proposals that would make a proportion of serviced dwelling plots available for sale to custom builders or self-builders will be supported where in compliance with other policies of the Local Plan. On sites of 50 or more dwellings (excluding schemes for 100% flats or conversions), the local planning authority will seek a proportion of serviced building plots to enable the delivery of custom and self-build to meet local demand demonstrated through the Custom and Self-Build Housing Register and Demand Assessment Framework. In determining the nature and scale of any provision, the Council will have regard to the nature of the development proposed and the viability of the development. Proposals for 5 or more custom or self-build dwellings in a single site location should be developed in accordance with a set of design principles to be submitted with any application and agreed by the Local Planning Authority. Communities preparing Neighbourhood Plans will be encouraged to consider the identification of sites for custom and self-build projects within their neighbourhood plan area.

Single Plot Exception Sites for Custom and Self-Build

Single plot affordable exceptions sites will be supported for custom and self-build in the rural area provided that the proposal is in accordance with Policy 13 of the Joint Core Strategy and: A. the applicant is the prospective occupier of the proposed dwelling; B. the applicant has a strong and evidenced local connection to the village; and C. the applicant has an identified housing need which cannot be met on the open market. Dwellings will have permitted development rights removed and future sale of the property will be controlled through a planning obligation to ensure that it remains as an affordable property for local people in perpetuity.

Gypsies and Travellers

The Council will prepare a Development Plan Document that will seek to allocate land or provide other solutions to meet the accommodation needs of Gypsy and Travellers. In the meantime, applications will be determined in accordance with Policy 31 of the Joint Core Strategy (Gypsies and Travellers and Travelling Show People).

Specialist Housing and Older People's Accommodation

On residential developments of 50 or more dwellings, or 1.4 hectares or more site area, the Council will seek a proportion of the housing designed specifically to meet the identified needs of older households and others with a need for specialist housing. The precise proportion, type and tenure mix will take into account: • evidence of local need; • the scale and location of the site; and • the viability of the development Proposals for 'granny annexes' in the form of extensions, additions or separate buildings for occupation by dependant relatives of the household occupying the existing dwelling, will be considered sympathetically provided that they are of a good quality design and do not cause significant adverse impacts on the living conditions of adjoining occupiers. Where planning permission for self-contained accommodation is granted an appropriate agreement restricting occupation will be sought.

Residential Gardens

Proposals for new dwellings on plots formed from parts of gardens of existing dwellings in built-up areas will be permitted where: a) the form, height and layout of the proposed development is appropriate to the surrounding pattern of development and the character of the area; and b) the amenity and privacy of neighbouring, existing and new properties is protected; and c) provision is made for safe and convenient access; and d) adequate parking spaces and services can be provided for the proposed and existing properties. Proposals in the form of 'tandem' development will not be permitted.

Restraint Villages

Development within the Restraint Villages of East Carlton and Rockingham will be strictly managed. Development will normally be restricted to the re-use or conversion of suitable buildings. Any locally arising needs from these settlements should be met though Neighbourhood Plans or the Community Right to Build.

Builders Yard, Rockingham Road

A site of 0.98 hectares is allocated for residential development that subject to viability will include a policy compliant mix of around 31 dwellings. In addition to according with relevant development plan policies and material considerations, applications will be supported where the following site design principles are addressed: a) Connectivity to the adjacent open space site is encouraged; more specifically a combined footway and cycleway within and beyond the site, to the adjacent open space site and neighbouring residential areas; b) The main vehicular access off Rockingham Road must reach the southern boundary of the site where this meets the existing open space; c) Active frontages onto Derwent Walk are encouraged; d) Existing landscaping should be retained where possible; e) Proposals should maximise opportunities for biodiversity enhancement and habitat connectivity by improving green infrastructure links to the identified neighbourhood green infrastructure corridor along Rockingham Road; and f) Access and movement within the site should take account of proximity to a range of facilities at Princewood Court and Dalton Road.

Maple House, Canada Square

A site of 0.39 hectares is allocated for residential development to include about 14 dwellings. In addition to according with relevant development plan policies and material considerations, applications will be supported where the following site design principles are addressed: a) Continued protection of important on site and boundary trees, with particular regard to Tree Preservation Order 2017/12; b) Pedestrian connections northwards should be enhanced; c) Active frontages onto pedestrian routes will be encouraged; d) Alterations to traffic calming measures on Alberta Close may need to be considered; e) Consideration should be given to incorporating Sustainable Urban Drainage (SuDS) towards the south-west of the site; f) Consideration must be given to bats due to the site's proximity to the Kings Wood Local Nature Reserve; proposals should maximise opportunities for biodiversity enhancement and habitat connectivity by improving green infrastructure links to the Kings Wood Local Nature Reserve; and g) There are existing sewers in Anglian Water's ownership within the boundary of the site and the site layout should be designed to take these into account.

Land at Station Road

A site of 0.77 hectares is allocated for residential development to include 150 dwellings. In addition to according with relevant development plan policies and material considerations, applications will be supported where the following site design principles are addressed: a) A landmark building will be provided to reflect the gateway location next to the railway station; b) The design should be of the highest quality, in particular the public realm should complement the existing public areas around the railway station; c) Development should strengthen the street edge along Station Road whilst creating a vibrant street scene; d) Careful consideration should be given to improving connectivity within and beyond the site, in particular pedestrian and cycle connections to the town centre; e) Careful consideration should be given to neighbouring residents to avoid negative impacts on amenity, such as in relation to privacy, direct sunlight or daylight; f) Before occupation of the development all garden and landscape areas must be subject to land contamination mitigation measures; g) Full details of the surface water drainage scheme, including maintenance, should be agreed with the Local Planning Authority before development commences; and h) There is an existing water main in Anglian Water's ownership within the boundary of the site and the site layout should be designed to take this into account.

Land off Elizabeth Street

A site of 0.83 hectares is allocated for residential development that subject to viability will include a policy compliant mix of around 100 dwellings. In addition to according with relevant development plan policies and material considerations, applications will be supported where the following site design principles are addressed: a) A development brief would be encouraged to ensure comprehensive and integrated development of the site; b) The layout and density of any proposed scheme should aim to maximise the edge of town centre location and in doing so make the most efficient use of land; c) Connectivity within and beyond the site is of key importance, particularly pedestrian links to the town centre. Proposals should consider the potential for open space and landscaping at the corner of Elizabeth Street and Stuart Road in order to improve accessibility to the town centre; d) The layout of any proposed scheme should be sensitive to existing surrounding uses, in particular where the site meets Lorne Court. Proposals should consider design solutions such as green roofs and the provision of natural surveillance; e) Consideration must be given to the potential traffic impacts of the proposed development along with any potential junction improvements on Elizabeth Street; f) Noise attenuation measures to take account of Elizabeth Street; and g) There is an existing sewer in Anglian Water's ownership within the boundary of the site and the site layout should be designed to take these into account.

Pluto, Gainsborough Road

A site of 0.39 hectares is allocated for residential development that subject to viability will include a policy compliant mix of around 30 dwellings. In addition to according with relevant development plan policies and material considerations, applications will be supported where the following site design principles are addressed: a) Proposals will be required to address the irregular shape of the site, incorporating frontages on to all site boundaries to provide natural surveillance; b) Innovative parking solutions would be encouraged to make the best and most efficient use of land, given the unique shape of the site; c) Sensitive design of up to 3 storeys is considered appropriate; however, there is potential to create a gateway feature at the Western corner of the site where Gainsborough Road meets Blake Road; d) Enhancement of and connectivity to the surrounding open space is encouraged; with potential to open up the Eastern walkway at Hoppner Walk; e) Noise attenuation measures to take account of Gainsborough Road; f) Consideration must be given to reptiles due to past demolitions; and g) There is an existing surface water sewer in Anglian Water's ownership within the boundary of the site and the site layout should be designed to take these into account.

Cheltenham Road

A site of 0.49 hectares is allocated for residential development consisting of 18 dwellings. Development must accord with relevant development plan policies and material considerations and the site design principles and full schedule of conditions set out in the approved planning permission which includes: a) The layout and density of the scheme should consider proximity to adjacent properties, so as not to result in harm to amenity; b) Some screening would be required to protect neighbouring amenity and amenity of future occupiers, particularly in relation to the railway line; c) The layout of the scheme must take account of the sewer easement running the length of the site for the access point off Cheltenham Road; there is potential to design open space and/or car parking on the area affected; d) Proposals should maximise opportunities for biodiversity enhancement and habitat connectivity due to the site being located within the designated Nene Valley Nature Improvement Area; e) Noise attenuation measures to take account of the railway line; and f) There are existing foul and surface water sewers in Anglian Water's ownership within the boundary of the site and the site layout should be designed to take these into account.

Parkland Gateway

A site of 0.98 hectares is allocated for mixed use development that subject to viability will include a policy compliant mix of around 100 dwellings. In addition to according with relevant development plan policies and material considerations, applications will be supported where the following site design principles are addressed: a) Innovative and contemporary proposals that include a range of appropriate main town centre uses will be encouraged where these are consistent with other policies in the Plan; b) Proposals should consider incorporating a higher density residential scheme to make the most efficient use of land; c) Active frontages that create an urban edge onto George Street are encouraged; d) High quality architectural design that complements the neighbouring modern buildings will be encouraged. In particular proposals should create a strong physical presence towards the south-east corner of the site featuring non-residential uses, wherever possible, on the ground floor to complement the commercial uses opposite and ensure an active frontage; e) The modern character of the area should also be reflected; connections to the existing high quality public realm should follow a similar theme; f) Careful consideration of Hazel wood protected woodland to the west of the site (TPO 50/4); proposals should provide natural surveillance to the woodland and provide links in the forms of paths to connect the development with the woodland where possible; g) Where possible, proposals should include landscape buffering to the neighbouring woodland, in the form of houses facing the woods with paths or a road between them and a multi-layered landscaping buffer on the wood-side, to soften the edge and minimise the impact of development; h) Proposals should maximise opportunities for biodiversity enhancement and habitat connectivity by improving green infrastructure links to the neighbouring Ancient Woodland; and i) Consideration should also be given to the impact of development on bats at the woodland edge; more specifically, the lighting scheme should be carefully designed with these considerations in mind.

Secondary School Opportunity Site

The area shown on the Policies Map will deliver a new secondary school, subject to a demonstration of specific outstanding need and the development not having any unacceptable impacts which cannot adequately be mitigated.

Electronic Communications

1) A proposal for electronic communications infrastructure which either requires planning permission or prior approval, including masts, boxes, satellite dishes and underground cables and services, will be permitted where its meets the other relevant policies of the Local Plan, and in the case of overground equipment: a. It is located on an existing site, building, mast or other structure; or b. Where a new site is required, evidence is submitted which demonstrates that the applicant has explored the possibility of erecting on existing sites, buildings, masts and other structures. 2) Where justified under 1a) or b) above, the siting and appearance of the proposed infrastructure should minimise its impact on the visual amenity, character or appearance of the surrounding area and equipment should be camouflaged where appropriate; and 3) All masts and additions must demonstrate through self-certification the meeting of International Commission on Non-Ionising Radiation Protection standards.

Settlement Boundaries

The settlement boundaries set out on the Policies Map will be used to interpret whether sites are within or adjoining the settlement boundary and to support the application of Policies 11 and 13 of the Joint Core Strategy. Land outside the boundaries is defined as open countryside.

"Bad Neighbour" Uses

Water Recycling Centres are 'bad neighbours' and proposals for development within 400m (or such distance subsequently notified by the relevant water and water recycling company) of the boundaries of Water Recycling Centres should be accompanied by an odour assessment report. Applicants will also need to demonstrate that the proposal will not adversely affect the normal use of the Water Recycling Centre. Intensive livestock units may also be 'bad neighbours' and the adverse effect of such units will be a material consideration in determining planning applications within 400m.

Network and Hierarchy of Centres

The defined centres will be the preferred location for the development of main town centre uses. Proposals must be appropriate to the size and function of the centre within which it is to be located. To guide this approach the following hierarchy is defined: Corby Town Centre as defined on the Policies Map The District Centres as defined on the Policies Map: • Danesholme • Oakley Vale • Priors Hall Park (proposed) • Pytchley Court • West Corby Sustainable Urban Extension (proposed) The Local Centres as defined on the Policies Map: • Corby Old Village • Farmstead Road • Greenhill Rise • Little Stanion (proposed) • Oakley Vale Phase 8 & 9 (proposed) • Studfall Avenue • Weldon Park (proposed) • Weldon Village Centre This hierarchy should be used for the application of the sequential test, as set out in the NPPF to assess planning applications for main town centre uses which are outside a defined centre and not in accordance with the Local Plan. Applications for retail and leisure development outside of a centre, as defined on the Policies Map, which are not in accordance with the Local Plan, will require an impact assessment if the development exceeds the following thresholds: • For Corby Town Centre – 400m2 (gross floorspace) • For District/Local Centre – 130m2 (gross floorspace) The sequential and impact tests will not be applied to small scale rural development and the creation of local centres to meet the day to day needs of residents in the Sustainable Urban Extensions.

Change of Use of Shops Outside the Defined Centres

Small scale retail development to serve the day-to-day needs of local neighbourhoods will normally be permitted. Individual shops not within the defined centres will be safeguarded for A1 retail purposes, unless an applicant can demonstrate: a) Adequate alternative facilities are already within walking distance, which are capable of meeting the needs currently being met by the existing facility without leading to a shortfall in provision; b) An appropriate balance between the number and type of units within the settlement or neighbourhood area; c) The property has been marketed for its current use for a sufficient period of time at a reasonable price and that there has been no interest in the property, and that the existing use is no longer economically and/or socially viable; and d) The replacement use will result in no harm to the character or amenity of the immediate area.

Primary Shopping Areas

Development within the Primary Shopping Areas, as shown on the Policies Map will be supported where it will add to the attractiveness of the centre and not critically undermine the predominance of retail use. In order to add to the attractiveness of the centre, development should: • Complement the retail function and make a positive contribution to the vitality and viability of the town centre; and • Avoid an over concentration of a particular non-retail uses which risks undermining the vitality and viability of the town centre. Change of use of upper floors to office uses and/or residential will be encouraged, subject to compliance with other development management policies, and provided that the development does not result in the loss of ancillary storage space or other beneficial use to the extent that it would make a ground floor unit unviable, and that the development would not prevent off street servicing of any ground floor unit.

Regeneration Strategy for Corby Town Centre

Corby Town Centre will continue to succeed as a sustainable centre for retail, business, recreation, residential accommodation, leisure and culture for the sub-region of North Northamptonshire and will support its high projected population growth. Development proposals will be judged against the following objectives: 1. Encouraging new development in Corby Town Centre to accommodate a more diverse range of appropriate main town centre uses, including residential and those which help develop the evening/night-time economy. 2. Ensuring that retail uses are maintained within Corby Town Centre so that it remains a competitive shopping destination, particularly for comparison retail, to support the planned growth for the town. 3. Encouraging the use of innovative and contemporary design solutions where it would complement the existing town centre. 4. Encouraging new buildings and spaces in proximity to the neighbouring woodland at Hazelwood to establish a stronger relationship between both the natural and built environments. 5. Where appropriate, identify and implement gateway features that provide attractive entrances to the Primary Shopping Area. 6. There should be no net loss of off-street car parking unless it can be demonstrated that there is no long term demand for parking at the site. 7. Encourage improvements to cycle and pedestrian signage and cycling and walking routes within the town centre to enhance permeability. 8. Improving pedestrian connectivity across the main streets in the town centre such as George Street and Elizabeth Street. 9. Improving the public realm to ensure it is more accessible to disabled people and increase the amount of available disabled parking spaces within the town centre.

Spatial Framework for Corby Town Centre

Development proposals that come forward within Corby Town Centre should seek to make a positive contribution to the implementation of the Spatial Framework for Corby Town Centre, as set out in Figure 9, in a proportionate manner to reflect the scale and nature of the proposed development. In particular: 1. Opportunities should be identified and implemented to improve connectivity, particularly to the east, including the railway station and Old Village area. 2. Opportunities should be identified and implemented to strengthen the relationship between Hazelwood and the built form of the town centre. 3. Opportunities should be identified and implemented to strengthen the relationship between West Glebe and Coronation Park to create linked green space. 4. Opportunities should be identified and implemented to improve public transport provision, in particular to serve the railway station and enhance evening and Sunday service provision to meet the increased demand as a result of the improved town centre offer. 5. Opportunities should be identified and implemented to continue to improve the quality, character and pedestrian experience along George Street.

Corby Town Centre Redevelopment Opportunities

The following sites have been identified as the main locations for new development growth within Corby Town Centre and are allocated for mixed use redevelopment. Schemes coming forward on sites TC2, TC3 and TC4 must also contribute towards the provision of comparison shopping floorspace requirements set out in Policy 12 of the North Northamptonshire Joint Core Strategy. Ref: TC1, Site: Parkland Gateway Ref: TC2, Site: Everest Lane Ref: TC3, Site: Former Co-Op, Alexandra Road Ref: TC4, Site: Oasis Retail Park

Everest Lane

A site of 0.89 hectares is allocated for mixed use development that subject to viability will include a policy compliant mix of around 70 dwellings. In addition to according with relevant development plan policies and material considerations, applications will be supported where the following site design principles are addressed: a) Innovative and contemporary proposals that include a range of appropriate town centre uses will be encouraged where these are consistent with other policies in the Plan, including the requirement to support and enhance existing community facilities; b) Proposals should consider incorporating a higher density residential scheme to make the most efficient use of land; c) Consideration should be given to providing flats or apartments with varying heights that complements the surrounding mix of uses. Proposals should maximise the opportunity to provide a key feature building towards the north-eastern corner of the site to create a gateway into the town centre; d) High quality architectural design that continues the regeneration and complements other modern buildings within the town centre will be encouraged; e) Proposals should seek to open up the site to improve the physical landscape and public realm and encourage natural surveillance within the site; consideration should be given to providing vehicular access from the north of the site off Alexandra Road; f) Connectivity within and beyond the site is of key importance, particularly links to the town centre and other town centre redevelopment opportunity sites; and g) Noise attenuation measures due to proximity to neighbouring commercial uses and Elizabeth Street.

Former Co-op, Alexandra Road

A site of 0.84 hectares is allocated for mixed use development that subject to viability will include a policy compliant mix of around 150 dwellings. In addition to according with relevant development plan policies and material considerations, applications will be supported where the following site design principles are addressed: a) Innovative and contemporary proposals that include a range of appropriate town centre uses will be encouraged where these are consistent with other policies in the Plan; b) The layout and density of any proposed scheme should aim to maximise the town centre location and in doing so make the most efficient use of land; c) Consideration should be given to providing flats or apartments with varying heights that complements the surrounding mix of uses. A scheme involving the stepping down of building blocks from the south-western corner towards the eastern boundary would be welcomed in design terms to minimise the impact on neighbouring residential properties; d) High quality architectural design that continues the regeneration and complements other modern buildings within the town centre will be encouraged; e) Proposals should improve the overall appearance of the site, in particular fronting Alexandra Road; f) Connectivity within and beyond the site is of key importance, particularly links to the town centre with connections from this site to the Cube. Proposals should take advantage of the clear visibility between the front of the site and the Cube; g) Proposals should consider incorporating innovative solutions such as basement parking to utilise the gradient of the site and make the most efficient use of land, or deck parking with green walls to improve the quality of the public realm, taking into consideration the security and safety of all site users; h) Proposals should maximise opportunities for biodiversity enhancement and habitat connectivity by improving green infrastructure links to the nearby Hazel and Thoroughsale woodland and providing bat/bird boxes within the fabric of the building; and i) Noise attenuation measures due to proximity to neighbouring commercial uses and Alexandra Road.

Oasis Retail Park

A site of 1.15 hectares is allocated for mixed use development. In addition to according with relevant development plan policies and material considerations, applications will be supported where the following site design principles are addressed: a) Creation of a landmark building at the corner of Alexandra Road and George Street; b) Development massing along Alexandra Street frontage; c) Improve connections to Everest Lane and New Post Office Square; and d) Create commercial frontage onto George Street to complement the character on the opposite side of the street.