Planning in Darlington

Health and Wellbeing

Development that supports improvements to health and wellbeing in Darlington will be supported. In order to achieve this the council will: a. Work with the NHS to reduce health inequalities in the areas with poorest health; b. Protect existing facilities, where possible, and support the provision of new or improved health facilities in sustainable locations; c. Support the integration of community facilities and services, i.e. health, education, cultural and leisure in multi-purpose buildings; d. Ensuring that new developments: i. are age friendly, inclusive, safe and attractive, and easily accessible on foot or by bicycle. Where appropriate this should integrate dementia friendly design principles; ii. have a strong sense of place which encourages social interaction; iii. are designed to promote active travel and other physical activity through the arrangement of buildings and uses, access to open space and landscaping; iv. through the arrangement of buildings and uses, promote access to open space and landscaping, and the provision of facilities to support walking. e. Promote improvements and enhance accessibility to the Borough's green spaces and green infrastructure corridors; f. All new development that may cause groundwater, surface water, air (including odour), noise or light pollution, either individually or cumulatively, will be required to incorporate measures to prevent and reduce their pollution so as not to cause unacceptable impacts on the living conditions of all existing and potential future occupants of land and buildings, the character and appearance of the surrounding area and the landscape; g. Require, in the case of development of 150 or more homes and all other non-residential 'major' development, the submission of a Health Impact Assessment as part of the application to explain how health considerations have informed the design. Assessments should be proportionate to the scale of development proposed and undertaken in line with current government guidance. Comprehensive planning of land for development at strategic development sites of Skerningham, Greater Faverdale and Coniscliffe Park will be required to include for the possibility of new primary care as appropriate (see Policies H 10 and H 11).

Supporting the Delivery of Community and Social Infrastructure (Strategic Policy)

A) Education If need is demonstrated then a planning obligation will be sought based on a calculation of: (Pupil place generation per family dwelling) – (existing spare capacity in local schools) x (Department for Education (DfE) standard cost per place); Planning obligations for education provision will not be sought for: i. residential developments of 9 units or less; ii. non-residential development; iii. affordable housing schemes; iv. single bed properties; v. specialist housing for the elderly (Use Class C2); vi. student accommodation (unless it specifically includes provision for families); vii. purpose built hostel or holiday accommodation which are incapable of occupation for general residential purposes because of their layout, ownership, management or occupancy restrictions. Land will be reserved for education uses within the following sites: South of Yarm Road in Middleton St George (site 247) Land at Berrymede Farm (site 008) West Park Garden Village (site 068) Coniscliffe Park North (site 249) Provision on strategic sites of Skerningham and Greater Faverdale are dealt with in Policies H 10 and H 11. Such land will be reserved until an agreed trigger point linked to phasing, to be stipulated in a legal agreement prior to the granting of planning permission. If there are no firm plans for the school at that time, the land may be made available for alternative community uses. If none of these can be delivered within a reasonable time (to be agreed in advance), the land may be considered for additional new housing. B) Protection of Existing Community Facilities The loss of any community facilities will only be permitted if it can be demonstrated that: i. there are sufficient other suitable alternative community facilities either within the neighbourhood or accessible nearby; or ii. the community facility is no longer needed; or iii. there is no management and funding resources existing or that could be generated within the local community that could secure and sustain a facility that meets identified local needs; or iv. the community facility cannot be secured or sustained through the partial redevelopment of the site. C) Provision of new community facilities Proposals for new and expanded community services and facilities will be supported in accessible locations, providing that the scale of development is appropriate to the area in which it is proposed. For new indoor sports provision and arts and cultural facilities, priority will be given to new proposals according to the settlement hierarchy set out in the plan. Proposals will be permitted elsewhere if it is demonstrated that: i. there is a need for it in the location proposed; and ii. it will be easily accessible by a choice of means of transport; and iii. for arts and cultural facilities that, through market research and/or an impact assessment, it can be shown that there would not be any damaging impact on the vitality and viability of the Town Centre, including the evening economy. Secure community access, outside of core school hours, will be required for any new provision on educational sites. 2.4 hectares of land (as identified on the Policies Map) will be reserved at West Cemetery for future burial space.

Sustainable Design Principles and Climate Change (Strategic Policy)

Good design is required to create attractive and desirable places where people want to live, work and invest. Good design will help to reduce carbon emissions and increase the resilience of developments to the effects of climate change. All development will be required to have regard to the design principles in the Darlington Design of New Development SPD and National Design Guide (or successors) by demonstrating that: a. An analysis of the constraints and opportunities of the site and the function of development has informed the principles of design, including; i. that the proposal reflects the local environment and creates an individual sense of place with distinctive character; ii. that the detailed design responds positively to the local context, in terms of its scale, form, height, layout, materials, colouring, fenestration and architectural detailing; iii. that the proposal has taken account of the need to safeguard or enhance important views and vistas; and iv. the layout of the development maximises opportunities for natural surveillance. b. The layout, orientation and design of buildings (where these factors are not otherwise constrained) helps to reduce the need for energy consumption, how buildings have been made energy efficient and how measures have been implemented to reduce carbon emissions from development; c. Energy efficiency measures and low carbon technologies will be supported, where this does not result in harm to the significance of a heritage asset; d. Non-residential buildings of 1,000 sqm floorspace or more will be required to meet BREEAM 'Very Good' standard; e. The proposal provides suitable and safe vehicular access and suitable servicing and parking arrangements in accordance with Policy IN 4; f. The layout of the proposal, associated green infrastructure, and landscaping has been developed to complement and enhance both the ecological function of the local area and character of the built environment, retaining existing features of interest; g. Any associated landscaping scheme has been developed to enhance both the natural and built environment, retaining existing features of interest; h. Proposals for development on land affected by contamination will be permitted where the applicant can demonstrate that the site is suitable for the proposed use and development will not result in unacceptable risks to human health or the environment.

Safeguarding Amenity

New development should be sited, designed and laid out to protect the amenity of existing users of neighbouring land and buildings and the amenity of the intended users of the new development. New development will be supported where it is suitably located and is acceptable in terms of: Form of built development a. Privacy and overlooking; b. Access to sunlight and daylight; c. Visual dominance and overbearing effects of a development; d. The relationship of proposed and existing habitable rooms, windows and outdoor living spaces. Use of land and buildings, including traffic movements and hours of operation e. Noise and disturbance; f. Artificial lighting; g. Vibration; h. Emissions from odour, fumes, smoke, dust, etc; and i. Commercial waste. Where an otherwise acceptable development could change its character to a use that would have a greater impact on amenity without needing planning permission, conditions will be applied to control such changes.

Skills and Training

The Borough Council will encourage all local employers to participate in skills and employment training initiatives to increase access to employment for those who live within the area. Where development proposals would generate a significant number of construction and operational phase jobs, the Borough Council will seek to secure appropriate commitments and targets for employment skills and training, including apprenticeships appropriate to the development proposed.

Safeguarding Existing Employment Opportunities

The following existing employment areas, as shown on the Policies Map, are promoted and safeguarded for existing and ongoing economic investment. Within these areas, planning permission will be granted on available land and for the change of use of existing buildings or developed land (subject to any permitted development rights) in line with the 'suggested uses' of each site set out below. Proposals for other employment uses not falling within the 'suggested uses' of specific sites will only be permitted where the Borough Council is satisfied that they will not have a detrimental effect on the amenities of the occupiers of adjoining or nearby properties or prejudice the development of adjacent sites. The Council will consider the use of planning conditions for applications which are for offices, research and development or light industrial uses (Use Class E(g)) to ensure that they remain in that use in perpetuity.

Employment Allocations (Strategic Policy)

The following sites, as shown on the Policies Map, are allocated for new employment. Within these areas, planning permission will be granted in line with the 'suggested uses' of each site setout below. Proposals for other employment uses not falling within the 'suggested uses' of specific sites will only be permitted where the Borough Council is satisfied that they will not have a detrimental effect on the amenities of the occupiers of adjoining or nearby properties or prejudice the development of adjacent sites. The Council will consider the use of planning conditions for applications which are for offices, research and development or light industrial uses (Use Class E(g)) to ensure that they remain in that use in perpetuity.

Darlington Farmers Auction Mart Relocation (Strategic Policy)

The Policies map shows the site of the relocated Darlington Farmers Auction Mart and where ancillary and related uses for rural economic development will be allowed, including: a. Use Class E(a) - small scale retail (rural based); b. Use Classes E(c) / E(gi) - small scale office; c. Use Class E(b) - food and drink. Other uses including agricultural related services will be considered through the planning application process on their individual merits based on their relationship with the primary purpose of the site, scale, dimension, need, rural impact and added value to the rural economy.

Economic Development in the Open Countryside (Strategic Policy)

Proposals for the sustainable growth and expansion of all types of businesses located in the open countryside including the development and diversification of agricultural and other land-based rural businesses will be supported where: a. They enable the conversion or re-use of existing building(s), providing the buildings are: i. sympathetic to their surroundings or can be made so, without significant demolition or rebuilding, and; ii. remain in keeping with their surroundings and make use of retained features that contribute to local distinctiveness and historic interest if appropriate; iii. capable and large enough for conversion without significant alteration and the need for additional buildings. Substantial extensions will not be permitted and any extensions that are required must be subordinate in scale and proportion to the original building. b. New buildings are well designed and wherever possible are located physically well-related to existing rural settlements and/or existing buildings and building groups. The character, scale and design of all proposed new buildings must be appropriate to its open countryside surroundings. All proposals should be sensitive to their surroundings, provide satisfactory access from and not have an unacceptable impact on the local road network. Proposals must also not unacceptably affect amenity, not prejudice any viable agricultural operations on an active farm unit, and not prejudice any planned community use. Proposals that demonstrate that they will directly and significantly contribute to the retention and / or development of local services, community facilities and infrastructure which make a location more sustainable will be supported. A) If the proposals are for equestrian related development then, in addition: i. There must be adequate land for commercial uses, adequate off-road riding facilities available safely nearby that is proportionate to the number of horses to be kept on the land and located where there is, or could be, ready and safe access to the bridleway network; and ii. Any buildings required should be commensurate in size with the number of horses to be kept on the land and the amount of land available for use by those horses; and iii. An agreed comprehensive scheme of management for any ancillary development including hard standing, access roads, parking, fencing, lighting, storage, waste disposal, ménages and the subdivision of fields will be required; and iv. The proposal, either on its own or cumulatively, taking account of any other horse related uses in the area, is compatible with its surroundings and protects water courses, groundwater and the safety of all road users. B) If the proposals are for tourist accommodation then, in addition: i. New static and touring caravan sites, camping sites and chalet type accommodation or extensions to existing sites of this nature should be sited and screened through topography and/or vegetation in order to minimise visual impact. The materials and colours of the chalets or static caravans and associated site services and infrastructure should blend with its surroundings. All sites should have good access to the road and footpath network and will be subject to conditions to prevent the permanent occupancy of the site. ii. Other tourist accommodation should be located within development limits unless it can be demonstrated that the need is not met by existing facilities in Service Villages and villages with settlement limits. C) Proposals for outdoor leisure uses will also be supported in appropriate locations, provided that their impact on the open countryside is minimised and they provide satisfactory access arrangements and protect amenity. D) If proposals are for the establishment or expansion of retail development outside of development limits then, in addition, it should be demonstrated that: i. The proposal is connected to or adjacent to the primary agricultural holding or existing rural business; ii. The proposal is economically related to the primary agricultural holding or existing rural business and is ancillary to the primary existing use; and iii. For proposals over 500 sqm the sequential approach (Policy TC1) has been applied and there would be no significant adverse impact on the vitality or viability of retail centres (policies TC1 and TC5); and iv. The proposal will not affect the retention of local village shops.

Renewable Energy Infrastructure (Strategic Policy)

Renewable and low carbon energy development including community-led initiatives will be supported across the Borough, where proposals are in accordance with the following relevant criteria. In determining planning applications for such projects significant weight will be given to the achievement of wider social, environmental and economic benefits. a. Wind energy development will be granted planning permission if the applicant can demonstrate that, following consultation, the planning impacts identified by the affected local community have been fully addressed and the proposal has their backing, and the proposal will not have unacceptable impact, either individually or cumulatively upon: i. shadow flicker; ii. visual dominance; iii. protected species and habitats; iv. landscape character and fabric; v. the historic environment, including heritage assets and their settings; vi. communication links; and vii. aviation and radar. b. Solar Power developments will be granted planning permission if the applicant can demonstrate that the following considerations have been taken into account: i. the importance of siting systems in situations where they can collect the most energy from the sun; ii. need for sufficient area of solar modules to produce the required energy output from the system; iii. the colour and appearance of the modules; iv. demonstrate effective use of land by focussing large scale solar farms on previously developed and non agricultural land; v. where a proposal involves agricultural land it has been demonstrated that: 1. the land has been shown to be poorer quality land in preference to higher quality agricultural land; and 2. the proposal allows for continued agricultural use where applicable and/or encourages biodiversity improvements around solar arrays; vi. the proposal has adequately mitigated the visual impact on the landscape and the effect of glint and glare on neighbouring uses and aircraft safety. c. Hydro Power: Applications for hydropower will need to be accompanied by a detailed Flood Risk Assessment. Early engagement should take place with the local planning authority and the Environment Agency. d. District Heating: Required in major development over 300 houses to be enabled for district energy connection unless demonstrated not to be feasible or financially viable to do so. Where relevant, planning applications will also need to include a satisfactory scheme to restore the site to a quality of at least its original condition once operations have ceased.

Flood Risk & Water Management (Strategic Policy)

New development will be focused in areas of low flood risk (Flood Zone 1) as identified by the Borough's Strategic Flood Risk Assessment (2019) or most recent assessment. In considering development on sites in higher flood risk areas, the Sequential and Exception Tests must be passed and the sequential approach applied on site. Site specific flood risk assessments will be required in accordance with national policy. All development proposals will be expected to be designed to mitigate and adapt to climate change. They will be designed to ensure: a. They will be safe over the lifetime of the development; b. Flood risk is not increased elsewhere and will, where possible, reduce flood risk overall; c. Opportunities are taken to mitigate flooding elsewhere; d. Full separation of foul and surface water flows; e. Sustainable Drainage Systems (SuDS) are prioritised; and f. SuDS have regard to the Tees Valley Authorities Local Standards for Sustainable Drainage (2015) and national standards. g. Opportunities for rainwater harvesting are utilised. Where required, the incorporation of SuDS must be integral to the design process and integrated with green infrastructure. Priority should be given to natural drainage features. Where SuDS are provided arrangements must be made for their whole life management and maintenance. Surface water run-off must be discharged to one or more of the following, listed in order of priority: 1. Discharged into the ground (infiltration); or where not reasonably practicable; 2. Discharged to a surface water body; or where not reasonably practicable; 3. Discharged to a surface water sewer, highway drain or another drainage system; or where not reasonably practicable; 4. Discharged to a combined sewer. Disposal to combined sewers should be the last resort once all other methods have been investigated. To ensure that growth can be accommodated sustainably by the sewerage infrastructure, this policy requires that in all locations surface water should be separated, with any surface water runoff entering the sewerage system being minimised and controlled. The priority is to avoid using public sewers wherever possible for the disposal of surface water. If a connection to the public sewerage network is the only option, there is a need for onsite attenuation to minimise and control the flows leaving the site. For development proposals on previously developed land, the peak runoff rate from the development to any drain, sewer or surface water body for the 1-in-1 year rainfall event and the 1-in-100 year rainfall event should be as close as reasonably practicable to the greenfield runoff rate from the development for the same rainfall event, but should never exceed the rate of discharge from the development prior to redevelopment for that event. For developments on greenfield land, the peak runoff rate from the development to any highway drain, sewer or surface water body for the 1-in-1 year rainfall event and the 1-in-100 year rainfall event should never exceed the peak greenfield runoff rate for the same event. Developers will be required to submit drainage details for consideration by the Council, in consultation with the Environment Agency and Northumbrian Water Ltd, to ensure adequate management of foul and surface water flows. Major developments (development of 10 or more dwellings and other developments with a floor space of 1,000m2 or more) will be required to incorporate SuDS unless it can be demonstrated that it would be inappropriate. The drainage system must be designed and constructed so surface water discharged does not adversely impact the water quality of receiving water bodies, both during construction and when operational. New development should seek to improve water quality where possible, as well as maintaining and enhancing the biodiversity and habitat of watercourses. Within critical drainage areas or other areas identified as having particular flood risk issues the Council may: h. Support reduced runoff rates. i. Seek contributions, where appropriate, towards off-site enhancements directly related to flow paths from the development, to provide increased flood risk benefits to the site and surrounding areas. New developments should make an assessment of and address via mitigation measures where required, any risks from the construction and proposed use of the site to underlying groundwater, watercourses and other surface waters, in order to protect these resources and prevent contamination.

Local Landscape Character (Strategic Policy)

The character and local distinctiveness of the urban area, villages and rural area will be protected and improved by: A) Retaining the openness and green infrastructure functions of: 1. The rural gaps, between Middleton St George and Middleton One Row, Middleton St George and Oak Tree, Hurworth on Tees and Hurworth Place, and between Darlington and the villages of Great Burdon and Barmpton; and 2. The green wedges of Cocker Beck/Mowden, Blackwell/Skerne Park and Haughton/Red Hall. Within these areas, development will only be permitted where it: i. Protects and enhances the landscape character, setting and identity of the area; ii. Enhances biodiversity value by promoting protected and priority habitats and species; iii. Retains connectivity within the green infrastructure network; and iv. Is ancillary to a green infrastructure use. or: v. The development proposed is for limited infilling on previously developed land, which would not have greater impact on the openness of the landscape than the existing development. B) Retaining and enhancing the length, continuity, biodiversity, amenity and heritage value of: 1. The existing green corridors in line with Policy ENV 4; and 2. The historic routes of the Darlington/Middleton St George/A66/A67/ Stockton Corridor, the Former Barnard Castle Trackbed, Salters Lane, Honeypot Lane, Nunnery Lane and Cemetery Lane. Development that adjoins these corridors and routes should: i. Positively respond to the landscape setting; ii. Conserve and enhance traditional landscape features including ancient and semi-natural woodland and hedgerows; iii. Retain and support their connectivity for people, habitats and wildlife; iv. Protect and enhance their ecological and heritage value in accordance with Policies ENV 1, ENV 2, and ENV 7; and v. Incorporate appropriate interpretation for ecological and heritage features. C) Retaining and improving the special landscape, heritage and ecological qualities of urban and rural parklands at South Park, North Lodge Park, West Cemetery, Blackwell Grange, Rockcliffe Park, Middleton Hall, Walworth Castle, Redworth Hall, Hall Garth, Newbus Grange and Neasham Hall. D) Protecting and enhancing the natural quality of the rural landscape, where appropriate, reinstating traditional natural and built features. E) Seeking high quality design in areas of low landscape quality in the urban area, to strengthen local character and distinctiveness, having regard to the Darlington Characterisation Study, Darlington Landscape Character Assessment and the Revised Design of New Development SPD, or their subsequent replacement.

Green and Blue Infrastructure (Strategic Policy)

Green and blue infrastructure will be protected, and where appropriate, improved and extended to provide a quality, safe and accessible network of well connected, multi-functional open spaces for recreation and play and to enhance visual amenity, biodiversity, landscape and productivity. This will be achieved by: a. Development proposals within, or adjacent to an existing green corridor (as defined on the Policies Map) should conserve and enhance its function, setting, biodiversity, landscape, access and recreational value as appropriate to that location; b. Development proposals that are crossed by an existing or proposed green corridor (as defined on the Policies Map) should incorporate it into the sites layout and design having regard to green infrastructure functions appropriate to that location; c. Capitalising on opportunities to enhance and/or create green links between green and blue infrastructure features; d. Expecting development to improve local water quality wherever possible, taking into account the Northumbria River Basin Management Plan; e. Working with partners and the community to bring forward priority projects and measures identified in Darlington's Green Infrastructure Strategy and the Northumbria River Basin Management Plan; f. Providing green infrastructure as part of new residential and non-residential developments in line with Policy ENV 5; g. Refusing planning permission for development that would result in the loss of existing green space unless it can be demonstrated that the loss of the space would not cause significant harm to the character and appearance of the area or to local biodiversity (in line with Policy ENV 7), and one or more of the following criteria are met: i. there is an identified surplus of that type of green space in the area and that its loss would not adversely affect the recreational needs of residents; ii. satisfactory replacement green space is provided in a suitable location, accessible to current users and at least equivalent in terms of size, usefulness, attractiveness and quality; iii. the proposal involves the development of an alternative sports and recreational provision, the benefits of which clearly outweigh the loss of the current or former use.

Green Infrastructure Standards

Developments including 20 dwellings (or 0.2 hectares) or more, or non-residential developments of 1,000m gross floorspace or more, will, subject to the quantity, quality and accessibility of existing provision, be expected to deliver new green infrastructure, to meet the additional need generated calculated using the formula set out in paragraph 9.4.15 and having regard to the standards and costs contained in the adopted Planning Obligations SPD, or its replacement. Proposals should also ensure arrangements are in place for the maintenance of new green infrastructure provided in the longer term. Green infrastructure should be delivered on-site and designed as multi-functional blue-green space to perform a range of green infrastructure functions where possible. Provision should be prioritised subject to need and having regard to the types and quantities of existing green infrastructure in the area as identified in the Darlington Green Infrastructure and Open Space Strategies and/or Planning Obligations SPD (as relevant) along with any other relevant evidence. In areas of open space deficiency (identified in the Planning Obligations SPD or equivalent), schemes of between 11 and 19 dwellings (or 0.1 to 0.2 ha), or non-residential development of 500sqm to 1000sqm gross floorspace, will be required to make a financial contribution towards the improvement of off-site green infrastructure in the local area, calculated using the formula set out in paragraph 9.4.15. This should be equivalent to the additional need generated by the development and where this would deliver greater benefits to the wider community than on-site provision.

Local Green Space

Development will not be permitted within a Local Green Space, designated either within the Darlington Borough Local Plan or a Neighbourhood Plan, unless it is consistent with the National Policy approach for Green Belts. The sites in Table 9.1, and identified on the Policies Map, are proposed for designation as Local Green Space: Table 9.1 Local Green Spaces Identified in Darlington Local Plan Site Reference: Site Name LGS01: Beech Wood LGS02: Springfield Park LGS05: Fryers Field Recreation Ground LGS12: North Park LGS14: Merrybent Community Woodland LGS15: Almora Hall Field, Middleton St George LGS16: Middleton St George Playing Field LGS17: Water Park, Middleton St George LGS22: Tower Hill to The Front Middleton One Row LGS23: Field to the East of Middleton Lane, Middleton St George

Biodiversity and Geodiversity and Development (Strategic Policy)

The Council will ensure that sites and features of biodiversity and geodiversity importance are given full and appropriate recognition and protection. The Council will also permit proposals where the primary objective is to conserve or enhance biodiversity where they accord with other relevant policies in the Plan. Development will be refused if significant adverse effects to biodiversity or geodiversity, either alone or in combination, cannot in the first instance be avoided, adequately mitigated, or, as a last resort, compensated for. Development will be expected to minimise the impact on and provide net gains for biodiversity, including establishing coherent and resilient ecological networks, by: a. Avoiding or mitigating adverse impacts upon BAP priority or protected species. Any potential adverse impact upon the ability of protected species to survive, reproduce and maintain or expand their current distribution will be monitored through application of the derogation tests detailed in the Habitats Regulations, and; b. Significantly and demonstrably enhancing the quality, extent and mix of priority and protected habitats and species identified in the NERC list through: i. Incorporating native habitats, or habitat opportunities, within or around the site and/or as part of building design; and/or ii. Creating, improving or extending ecological networks; and/or iii. Contributing to the implementation of the management plans of the Tees Valley Nature Partnership within the Borough. Enhancement measures must be compatible with existing biodiversity and ecosystems. In circumstances where the enhancement of biodiversity would place the viability of the development in question, the developer will be required to demonstrate their case to the Council's satisfaction. Development proposals located within the areas listed below are encouraged, where relevant, to support the achievement of these specific actions as follows: A) River Tees Existing Green Corridor Encourage the protection and enhancement of connections between different parts of the ecological network through: i. Creating quality riverside habitat in buffer zones (see Policies ENV 4 and ENV 5); ii. Managing agriculture less intensively; iii. Planting native trees and ground plants; iv. Diversifying the mix of wetland and wet woodland habitats; v. Management of invasive species; and vi. Creating artificial habitats such as otter holts and bird boxes. B) River Skerne Proposed Green Corridor Encourage improvements to the value and ecological mix to: i. Provide quality priority habitats and species in the buffer zone; ii. Restore the natural river course, systems and character, e.g. meanders and earth bank sides; iii. Retain the natural floodplains; iv. Incorporate sustainable drainage systems; v. Plant more native broadleaved trees, grassland and wetlands to accommodate a range of protected and priority habitats and species; vi. Incorporate green features, such as green roofs and green walls; and vii. Manage invasive species. C) Rural area Promote the reinstatement of traditional species rich field margins, hedgerows and trees, along with new opportunities for mixed habitats, including meadows, woodland and wetlands, to provide greater connectivity for wildlife (see Policies H 3, H 7 and E 4). D) Nationally and locally designated wildlife sites Protect, maintain and where appropriate manage (as it depends upon ownership) and extend, in accordance with their management plans. Sites will be protected as follows: i. Sites of Special Scientific Interest (SSSIs) Development likely to have an adverse effect on any of the Borough's or neighbouring SSSI's either individually or in combination with other developments, will not normally be permitted unless it can be demonstrated that the benefits of the proposed development in that particular location, clearly outweigh its likely impact on the features of the site that make it of special scientific interest and any broader impacts on the network of sites. ii. Local Nature Reserves and Local Wildlife Sites Development likely to result in significant harm to any of the Borough's Local Nature Reserves or Local Wildlife Sites should be avoided by being relocated to an alternative site of less harmful impacts. Where this is not possible, and it is demonstrated development is required in that location it will only be permitted if the significant harm can be overcome by adequate mitigation or as a last resort appropriate compensation measures. Designate new Local Nature Reserves which meet the Natural England Criteria to ensure the protection of land and species, including Red Hall Wetland, Mill Lane (spanning the Skerne) and Cocker Beck.

Assessing a Development's Impact on Biodiversity

Development proposals will be required to provide net gains in biodiversity (prevailing in national policy) and demonstrate achievement of this using the Defra Biodiversity Metric. Development proposals that are situated within or adjacent to sites of biodiversity importance as identified in Policy ENV 7, or that are likely to have an adverse impact upon such sites or upon sites that have a reasonable likelihood of hosting protected and/or priority species, will need to follow the sequence of actions set out below to identify how harm to biodiversity has been avoided, or failing that, adequately mitigated. Applicants should submit evidence that this process has been followed with any planning application: 1. Undertake a Phase 1 Habitat Survey to establish the type and mix of habitats and species present and any likely impacts; 2. For any habitats or species adversely affected, undertake an extended Phase 1 Habitat Survey and identity appropriate mitigation if possible; 3. Where protected species are present (including species protected under the Conservation & Habitats Regulations, and Wildlife and Countryside Act), further survey work will be required to comply with Habitats Regulations including fulfilling the three derogation tests; and 4. Take account of, and reflect the detailed advice set out in, Darlington's Green Infrastructure Strategy and the revised Design of New Development SPD or successor documents. 5. Provide a masterplan, management and maintenance plan for applications of 100 dwellings or more where relevant showing how the quality of biodiversity features will be maintained in the long term. Maintenance contributions where required will be secured via a Section 106 agreement. Where a development proposal cannot avoid significant harm to biodiversity following the consideration of avoidance measures and mitigation, as a last resort, suitable compensatory measures must be incorporated, including the creation of priority habitats, with the first priority being on-site provision. Only with adequate reasoned justification will any off-site compensatory measures be permitted, with any such provision, agreed to be adequate and appropriate, secured by Section 106 contribution or Community Infrastructure Levy (or any other future delivery mechanism). Where adequate compensation measures cannot be provided, and significant harm avoided, planning permission will be refused. Where developers identify the presence of non-native invasive species on-site, measures will be required to contain the species and ensure it is effectively managed, or where possible, eradicated during development.

Outdoor Sports Facilities

Outdoor sports facilities will be protected in line with Policy ENV4 and, where appropriate, facilities will be improved and extended, to provide a safe and accessible network of quality facilities for outdoor sport. Through investment, management and maintenance, the most effective use will be made of the network in the future, consistent with the priority actions identified in the Playing Pitch and Sports Facility Needs Assessment and Strategy 2015. Proposals for the development of new outdoor sports facilities will be permitted where: a. They are located within or adjacent to the development limit of a settlement, unless it can be demonstrated that they require a countryside location; b. The proposal would not give rise to significant traffic congestion or road safety issues; c. They can be accessed by walking, cycling and public transport in line with Policy IN 2; d. They protect the amenity of existing users of neighbouring land and buildings in line with Policy DC 3; and e. New buildings or structures are well designed and appropriately integrated into the landscape.

Protecting, Enhancing and Promoting Darlington's Historic Environment (Strategic Policy)

A) Designated Heritage Assets When considering proposals affecting all designated heritage assets (Listed Buildings, Registered Parks and Gardens, Scheduled Monuments and Conservation Areas) or non-designated heritage assets of archaeological interest, demonstrably of equivalent significance to scheduled monuments, great weight will be given to the asset's conservation. Proposals should conserve those elements which contribute to such asset's significance, including any contribution made by their setting in a manner appropriate to their significance irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm. Proposals resulting in less than substantial harm to designated heritage assets will be permitted only where this harm is clearly justified and outweighed by the public benefits of the proposal. Proposals resulting in substantial harm to or total loss of the significance of a designated heritage asset (or an archaeological site of national importance) will only be permitted where this is necessary to achieve substantial public benefits that outweigh the harm or loss, or, all of the following apply: - the nature of the heritage assets prevents all reasonable uses of the site; - no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; - conservation by grant-funding or some form of not for profit, charitable or public ownership is demonstrably not possible; and - the harm or loss is outweighed by the benefit of bringing the site back in to use Development involving the alteration, extension or change of use of a listed building or construction of any structure within its curtilage must: i. protect its significance as a listed building; and ii. protect existing historic hard and soft landscaping features including trees, hedges, walls, fences and surfaces; and iii. protect historic plot boundaries and layouts; and iv. ensure the optimum viable use of the building, where appropriate. Any development affecting the setting of a listed building will be permitted if the proposal conserves or enhances either its significance and/or the contribution its setting makes to its significance. Proposals involving the demolition of a listed building or structure within the curtilage of a listed building will not be permitted, except in exceptional circumstances as detailed in national policy. Development will only be permitted in Parks and Gardens of National Interest where it cannot be accommodated elsewhere, is directly related to the conservation management of the park or garden, and does not harm those elements which contribute to its enjoyment, layout, design, character, appearance or setting (including key views from or towards the landscape). B) Conservation Areas In addition to the requirements in part A proposals affecting a conservation area, involving the alteration, extension or change of use of a building or construction of any structure should preserve and enhance those elements identified in any conservation area appraisal as making a positive contribution to the significance of that area. Special attention should be given to: i. existing architectural and historic character and associations by having regard to the positioning and grouping, form, scale, massing, detailing of development and the use of materials in its construction; and ii. existing hard and soft landscaping features including areas of open space, trees, hedges, walls, fences, watercourses and surfacing and the special character created by them; and iii. historic plot boundaries and layouts; and iv. the setting of the conservation area. Development will not be permitted that would lead to the loss of public or private open spaces within or adjacent to conservation areas where the existing openness makes a positive contribution to the character or appearance of the area or its setting, including landscape and townscape and views into or from the area, unless the public benefit demonstrably outweighs the harm. The demolition of buildings or structures in a conservation area will not be permitted if: v. the building makes a positive contribution to the character and appearance of the conservation area (as identified within the conservation area appraisal); and vi. the structural condition of the building is repairable; and vii. there are no approved detailed plans for the redevelopment of the site and a contract has not been entered into for the implementation of that redevelopment; and viii. there has been insufficient consideration of other options to re-use the building in its current form. C) Archaeological Sites Proposals affecting archaeological sites of less than national importance should conserve those elements which contribute to their significance in line with the importance of the remains. In those cases where development affecting such sites is acceptable in principle, mitigation of damage will be ensured through preservation of the remains in situ as a preferred solution. When in situ preservation is not justified, the developer will be required to make adequate provision for excavation and recording before or during development. Subsequent analysis, publication and dissemination of the findings will be required to be submitted to the Local Planning Authority and deposited with the Historic Environment Record. Development proposals involving ground disturbance in Areas of High Archaeological Potential (as identified in APPENDIX C), must be accompanied by an archaeological evaluation report. Householder development and extensions, and alterations to existing commercial premises of 40 metres squared or less, are exempt from this requirement unless the proposed development is likely to affect a Scheduled Monument. Outside Areas of High Archaeological Potential, planning applications on sites of more than 1 hectare must be accompanied by an archaeological evaluation report, unless the area is already known to have been archaeologically sterilised by previous development (such as mineral extraction). D) Non-Designated Heritage Assets Proposals which would remove or harm the significance of a non-designated heritage asset will only be permitted where the benefits are considered to outweigh the harm. Proposals should seek to avoid harm to those features, including setting, which contribute to the significance of a non-designated heritage asset, through measures such as good design. E) Heritage at Risk Proposals that would help to safeguard the significance of and secure a sustainable future for Darlington's heritage assets, especially those identified as being at greatest risk of loss or decay, will be supported. F) Securing the optimum viable use If the existing or original use of a heritage asset is no longer viable development proposals will be required to secure the optimum viable alternative use consistent with its conservation.

Stockton and Darlington Railway (S&DR) (Strategic Policy)

Proposals which will conserve and enhance elements which contribute to the significance of the Stockton and Darlington Railway and its setting, including its trackbed and branchlines, will be supported. Proposals will be supported where they include measures that preserve any physical remains along the route, include site interpretation and where appropriate reinstate a legible route where those remains no longer exist. Development proposals that support the development of the S&DR as a visitor attraction including the creation of walking and cycling paths along its route will be encouraged.

Housing Requirement (Strategic Policy)

Housing will be delivered to meet a minimum requirement of 492 net additional dwellings per annum over the plan period from 2016 to 2036. This results in a total net minimum requirement of 9,840 dwellings. It is anticipated that the sites will be delivered in accordance with the housing trajectory in APPENDIX A which indicates that a continuous five-year supply of housing will be maintained throughout the plan period. The trajectory is an approximation of delivery and does not place any phasing restrictions on the sites. At any point in the Local Plan period where there is no longer a demonstrable supply of sites to fully meet the five year land requirement, housing sites located beyond development limits that would make both a positive contribution to the five year supply of housing land and be well related to the built form of the main urban area or service villages (as defined in Policy SH 1) will be supported. Such proposals should be consistent with relevant national and Local Plan policies.

Skerningham - Site Allocation (Strategic Policy)

An allocation is identified on the North side of Darlington at Skerningham (Site Reference: 251) to secure the delivery of up to 4,500 dwellings. During the plan period to 2036 this site is expected to deliver approximately 1,650 dwellings of which 600 dwellings are to be delivered on land adjacent to the A167 and west of the East Coast Mainline on the western part of the allocation; and 1,050 dwellings to be delivered on land to the east of the east coast mainline on the eastern part of the allocation with initial phases located on land adjoining Barmpton Lane. Development at Skerningham will be permitted in accordance with the principles set out below and other relevant policies in the Local Plan. A comprehensive masterplan including an infrastructure phasing plan shall be prepared in consultation with the community prior to the submission of any planning application relating to this site, that informs the mix of uses, layout, scale, design, provision of local and strategic infrastructure including social and community facilities and phasing of the proposed development. The masterplan shall be led by the applicant(s) and should be based on the design approach and principles established in the Council's Design Code, a strong understanding of the characteristics of the site and its surrounds and incorporate the key principles for the development as set out in points a to i below. To ensure that a cohesive development is delivered at Skerningham, the Council will only approve planning applications that adhere with the comprehensive masterplan and the Council's design code and deliver the necessary local and strategic infrastructure including social and community facilities at the appropriate phase of the development identified in the infrastructure phasing plan to support the coordinated provision of infrastructure and housing development. The site will provide: a. A mix of housing types, tenures and sizes, including 20% affordable housing and self/custom build housing, informed by up-to-date evidence of the housing needs of the Borough and Policies H 4 and H 5, with higher densities being incorporated close to public transport routes and neighbourhood centres; b. A centrally located and well connected neighbourhood centre providing local community facilities including a health hub for GPs and Dentists, clustered with other facilities and services to meet the day to day needs of residents, education, employment opportunities, retail and food and drink (excluding hot food takeaways) facilities. These facilities should be of a scale and type proportionate to the nature of the development and shall be delivered in accordance with the infrastructure phasing plan. Policies TC1, TC4 and TC5 will not apply to proposals in accordance with these requirements; c. Other local community facilities to serve residential areas as required, closely related to public transport, walking and cycling facilities, and shall be delivered in accordance with the infrastructure phasing plan; d. Two primary schools, associated nursery provision (a total of 5.6 hectares) and a reserved space for a secondary school (5 hectares), with the first primary school being delivered on land to the east of the East Coast Mainline before the occupation of the 450th dwelling on land to the east of the East Coast Mainline subject to available capacity within existing or other newly created local schools (see Policy IN 10) and the phasing requirements established in the infrastructure phasing plan. The timescales for the delivery of the additional primary school and secondary school would be identified in the infrastructure phasing plan and/or through the review of infrastructure requirements prior to the occupation of the 1,650th dwelling where the education requirements and capacity levels will be considered; e. An integrated transport network focused on sustainable transport modes, including public transport, walking and cycling with strong links to adjoining communities, employment locations and Darlington town centre, shall be delivered in accordance with the infrastructure phasing plan; f. Principal vehicular access points from the A167, A1150 and Barmpton Lane and include appropriate measures to mitigate the impact of development on the local road network. The phased implementation of the highways works and improvements will be linked to appropriate phases of development within the plan period. This shall include, but not be limited to, the following schemes from the Infrastructure Delivery Plan, exact details to be identified as part of the comprehensive masterplan, infrastructure phasing plan and any future planning applications for the site: i. A66/Little Burdon Circulatory Upgrade ii. A1150/ Thompson Street East Roundabout Improvements iii. A167/Burtree Lane Junction Improvements iv. Barmpton Lane upgrade works including its junction with Whinbush Way g. A local distributor road between the A167 and A1150, close to the Little Burdon roundabout, which is to include a crossing of the East Coast Mainline and junction on the A1150. This will be achieved through the following; i. Prior to the occupation of the first dwelling on land on the western part of the allocation (between the A167 and the East Coast Mainline) the section of the local distributor road between the A167 and the primary development access point shall be delivered. ii. Prior to the completion of the development on the western part of the allocation (between the A167 and East Coast Mainline) the remaining section of the local distributor road to the East Coast Mainline shall be delivered. iii. Development of the initial phases of development on the eastern part of the allocation will be accessed via Barmpton Lane and/or Bishopton Lane. Prior to the occupation of between the 200th and 450th dwelling on the eastern part of the allocation the section of the local distributor road between Barmpton Lane and Bishopton Lane shall be delivered. iv. Prior to the occupation of between the 900th and 1500th dwelling the local distributor road between the A167 and the A1150 (including the bridge crossing of the East Coast Mainline) shall be completed in its entirety. Precise details of the road and development access points, together with a timetable for its implementation, shall be agreed with the Council as part of the comprehensive masterplan, infrastructure phasing plan and any future planning applications for the site; h. Other necessary infrastructure as required by the Infrastructure Delivery Plan and identified at the time of submitting a planning application; i. A network of green and blue infrastructure, the phasing of which is to be agreed with the Council as part of the infrastructure phasing plan, that: i. retains and enhances the network of safe, attractive and accessible public rights of way, footpaths and cycle routes across the site; ii. protects and enhances the River Skerne, its valley setting (see Policy ENV 7), and the green corridors (see Policy ENV3). Where infrastructure crosses these corridors mitigation measures should be provided; iii. delivers a net gain in the area of publicly accessible community woodland on the site; iv. provides a pattern of well-integrated and inter-connected green spaces (along with provision for their long-term maintenance) across the site providing for the green infrastructure needs of the local community, including wildlife friendly natural spaces, sport and recreation facilities and allotments in accordance with Policies ENV 4, ENV 5 and ENV 9; v. protects the amenity of existing residential properties (see Policy DC 3); vi. wherever possible retains and enhances hedgerows and trees that contribute to landscape character; vii. provides for the potential relocation of Darlington Golf Club to a suitable location within the allocation boundary; viii. mitigates the impact on biodiversity (see Policy ENV 7); ix. incorporates sustainable drainage systems; and x. retains the openness and separation of the rural gaps between Darlington and the villages of Great Burdon and Barmpton (see Policy ENV3). Proposals will be required to conserve, and where appropriate enhance designated and non-designated heritage assets within and in the vicinity of the site including

Greater Faverdale - Site Allocation (Strategic Policy)

A site allocation is identified at Greater Faverdale (Site Reference: 185) to support a development of approximately 2,000 homes and approximately 200,000 square metres of employment space on a 177.8 hectare site in North West Darlington. Development at Greater Faverdale will be permitted in accordance with the principles set out below and other relevant policies in the Local Plan. A comprehensive masterplan and infrastructure phasing plan that informs the mix of uses, layout, scale, design, provision of local and strategic infrastructure including social and community facilities and phasing of the proposed development, and which incorporates the key principles for the development as set out in points a-j below, shall be prepared prior to the submission of any planning application relating to this site. The masterplan shall be led by the applicant(s), informed by community consultation and should be based on a strong understanding of the characteristics of the site and its surrounds. It should also have regard to the strategic design requirements established in the Greater Faverdale Design Code. To ensure that a cohesive development is delivered at Greater Faverdale, the Council will only approve planning applications that adhere to the comprehensive masterplan or any updated masterplan agreed with the Council and deliver the necessary local and strategic infrastructure identified in points a-j below including social and community facilities at the appropriate phase of the development identified in the infrastructure phasing plan to support the coordinated provision of infrastructure and development. The key principles for development of the Greater Faverdale site are shown on the illustrative Masterplan Framework (Figure 6.2), including broad locations for land uses and facilities. The site will provide: a. A mix of housing types, tenures and sizes, including 20% affordable housing and self/custom build housing, informed by up-to-date evidence of the housing needs of the Borough and Policies H 4 and H 5, with higher densities being incorporated close to public transport routes and the neighbourhood centre; b. Approximately 70 hectares (gross) / 49 hectares (net) of employment land for E(g), B2 and B8 use classes; c. Space for a well located and connected neighbourhood centre providing community facilities, including the potential for a health hub, primary school and local retail and food and drink facilities of a scale and type proportionate to the nature and scale of the development and should be provided at appropriate phases of the development identified in the infrastructure phasing plan. Policies TC1, TC4 and TC5 will not apply to proposals in accordance with these requirements. The requirement and timetable for the provision of the primary school shall be agreed with the Council as part of the comprehensive masterplan, infrastructure phasing plan and any future planning applications for the site subject to the capacity of existing local schools (see Policy IN10); d. An appropriate buffer zone alongside the A1(M) for noise attenuation which is to be informed by a noise assessment; e. Principal vehicular accesses from Rotary Way and Burtree Lane; f. A link road between Rotary Way and Burtree Lane the precise details of which including development access points, together with a timetable for its implementation, shall be agreed with the Council as part of the comprehensive masterplan, infrastructure phasing plan and any future planning applications for the site; g. Further enhancements to the local road network of Burtree Lane, to include the: i. western connection to the A68; and ii. improvements to Burtree Lane, including a new or improved pedestrian and cycleway over the Bishop Line to connect the site to the Harrowgate Hill area or provide a suitable alternative route. The implementation of these enhancements to the local road network of Burtree Lane will be linked to appropriate phases of development with the exact details to be agreed with the Council as part of the comprehensive masterplan, infrastructure phasing plan and any future planning applications for the site; h. Other necessary infrastructure as required by the Infrastructure Delivery Plan and identified at the time of submitting a planning application; i. An integrated transport network focused on sustainable transport modes; including public transport, walking and cycling with strong links to established networks, adjoining communities, employment locations and Darlington town centre, which should be provided at the appropriate phases of the development identified in the infrastructure phasing plan; j. A network of connected and good quality green and blue infrastructure, the phasing of which is to be agreed with the Council as part of the comprehensive masterplan and infrastructure phasing plan, that: i. retains and enhances the network of safe, attractive and accessible public rights of way, footpaths and cycle routes across the site; ii. provides a pattern of well-integrated and inter-connected green spaces (along with their long term maintenance) across the site providing for the recreational needs of the local community, including nature friendly natural spaces, in accordance with Policies ENV 4, ENV 5 and ENV 9; iii. protects the amenity of existing residential properties (see Policy DC 3); iv. retains and enhances hedgerows and trees (see Policy ENV 7); v. mitigates the impact on biodiversity (see Policy ENV 7); vi. incorporates sustainable drainage systems; and vii. incorporates improved pedestrian access and interpretation alongside the Stockton and Darlington Railway (see Policy ENV 2). The site design and layout will be required to conserve, and where appropriate enhance designated and non-designated heritage assets, within and in the vicinity of the site including their setting in accordance with policies ENV1 and ENV 2 and the recommendations of the Darlington Local Plan Heritage Impact Assessment (2019). Development should be located outside of areas of flood risk, and should be planned sequentially (Policy DC2), placing the most vulnerable development in the lowest areas of flood risk, and proposals should be supported by a Flood Risk Assessment. As the development is expected to extend beyond the plan period, in line with national policy infrastructure requirements, the infrastructure phasing plan will be kept under review. Any proposal, in advance of a plan review, which exceeds 750 dwellings or 24 hectares (net) of employment land would need to carry out a review of all associated infrastructure requirements. If significant additional infrastructure is required the council will seek to update the policy as part of a review of the plan.

Housing Allocations (Strategic Policy)

The following sites are allocated for housing development and are identified on the Policies Map. The allocations are required to meet the housing requirement as set out in Policy H 1, taking into account existing commitments (extant planning permissions) and completions since April 2016. The allocations will assist to meet the Boroughs quantitative and qualitative need for housing over the plan period. They will provide an appropriate mix of residential developments in accordance with the objectives set out in Policy H 4 and will support the sustainable development of the Borough in accordance with the locational strategy. The sites will provide a supply of housing land sufficient to evidence a deliverable five year rolling housing supply in accordance with the National Planning Policy Framework. The yield identified is for indicative purposes only and the final number of homes to be delivered on site will be determined by the planning application process. Development proposals on the allocated sites listed below will be permitted providing the scheme is in accordance with other relevant policies set out in the Local Plan and national policy. Schemes should satisfactorily address any issues or requirements as set out in APPENDIX B HOUSING AND EMPLOYMENT ALLOCATION STATEMENTS.

Development Limits (Strategic Policy)

Development within the limits identified on the Policies Map will be acceptable in principle subject to compliance with other relevant national and local policies.

Housing Mix

Proposals for housing development will be encouraged to provide an appropriate mix of housing types, sizes and tenures which have regard to local needs as identified within the most up to date Strategic Housing Market Assessment or other relevant evidence. A suitable housing mix should also give consideration to a site's location, physical constraints, character and surrounding context. The Council will support proposals for specialised housing for both older people and those with disabilities to meet identified needs outlined within most recent evidence. Proposed sites for such schemes will be expected to be in sustainable locations close to essential services and facilities and well served public transport routes. To ensure that new homes provide quality living environments for residents both now and in the future, the following standards from Building Regulations Approved Document M: Volume 1 (Access to and use of dwellings) will apply to new dwellings, subject to consideration of site suitability and site viability: a. 45% of all new dwellings will meet category 2 requirements (accessible and adaptable dwellings). b. 9% of all new dwellings will meet category 3 requirements (a) or (b) (wheelchair user dwellings). Where the local authority is responsible for allocating or nominating a person to live in that dwelling, homes should meet building regulation M4 (3) (2) (b). When providing for wheelchair user housing, early discussion with the Council is required to obtain the most up to date information on specific need in the local area. Where there is no specific need identified, then M4 (3) (a) will apply, to allow simple adaptation of the dwelling to meet the future needs of wheelchair users.

Affordable Housing (Strategic Policy)

In order to meet the needs of people who are not able to access the general housing market, the provision of affordable housing will be expected in residential development schemes of 10 or more dwellings. Exemptions include residential institutions, student accommodation, live work units where the main use is predominantly employment, gypsy and traveller accommodation and non residential development. The level and type of affordable housing required in residential developments is as follows: Bank Top and Lascelles, Northgate, Park East, Stephenson: 10% with 100% affordable home ownership Brinkburn and Faverdale, Cockerton, College, Eastbourne, Harrowgate Hill, Haughton and Springfield, Heighington and Coniscliffe, North Road, Pierremont, Red Hall and Lingfield, Sadberge and Middleton St George and Whinfield, Hummersknott, Hurworth, Mowden and Park West: 20% with 50% affordable rent and 50% affordable home ownership Where specific wards are not listed: 30% with 65% affordable rent and 35% affordable home ownership Developments of less than 10 dwellings will not generally be required to make an affordable housing contribution, unless they form part of a rural exceptions site. The tenure split to be provided on site is set out within the requirements for the three requirement areas. In determining the type and size of affordable housing to be provided, the Council will also have regard to the evidence in the most recent SHMA. Affordable housing will normally be provided on-site alongside market housing to create balanced communities. As such, the affordable housing should be distributed across sites in small clusters of dwellings. Exceptions to the requirement for on-site provision will be: a. Schemes which involve the conversion of a building which is not able to physically accommodate units of the size and type of affordable housing which is required within that locality; b. Specialist accommodation where the management of the building(s) would make it difficult to provide affordable housing on-site (such as sheltered accommodation); and c. Any other circumstances where the Council considers off-site provision to be preferable to on-site provision; for example where a contribution would result in the delivery of more affordable homes off-site or in a more suitable location when compared to the policy requirement for on-site provision. Such an approach would be required to contribute to the objective of creating mixed and balanced communities. In the above circumstances, the requirement should be provided off-site on developer owned land or a financial contribution by way of a commuted sum will be expected, which will be used by the Council to meet affordable housing needs within the Borough. The sum shall be equal to the difference between the open market valuation of the affordable units which would have been provided on-site and the purchase price that the Registered Provider would have been willing to pay for these units. Where an applicant considers that the provision of affordable housing in accordance with the requirements of this policy would make a scheme unviable, they must submit a detailed viability assessment to demonstrate that this is the case and to show the maximum level of affordable housing that could be delivered on the site. The applicant will be expected to deliver the maximum level of affordable housing achievable.

Exception Sites (Strategic Policy)

Rural Exception Sites Affordable housing schemes closely related to the identified development limits of the service villages and rural villages will be permitted providing: a. Affordable housing need in the local area has been demonstrated; b. Local need cannot be met on sites within the settlement limits; c. The type and size of housing provided reflects identified local need; d. Arrangements exist to ensure the housing will remain affordable in perpetuity; and e. The site is well-related to the settlement and local services and does not conflict with other policies in the Local Plan. In exceptional circumstances, a small proportion of market or self/custom build housing may be provided, if it can be demonstrated via a detailed viability assessment that a 100% affordable scheme would be unviable and the market homes would support delivery. Entry-Level Exception Sites Entry-Level affordable housing schemes closely related to the identified development limits of the Darlington urban area, services villages and rural villages will be permitted providing: a. It is demonstrated, through an up to date housing needs assessment, that the need for the housing proposed is not already being met in the Borough by existing commitments or policies and allocations in this Plan; b. It consists of one or more types of affordable housing types suitable for first time buyers and first time renters; c. The site is not already allocated for housing and is not larger than 1 hectare in size or is for more than 5% of the number of existing homes in the settlement; d. It does not conflict with other policies in the Local Plan.

Residential Development in the Countryside (Strategic Policy)

New isolated dwellings in the countryside will be avoided. New permanent dwellings will only be permitted where they meet criteria set in national policy (Para. 80, NPPF July 2021). Proposals for rural workers dwellings will need to demonstrate: i. an essential need to live permanently at or near their place of work in the countryside; and; ii. provide evidence as to why the need for on-site accommodation cannot be dealt with by other means, such as CCTV surveillance, or met in another way through alternative accommodation in the existing local housing stock within a reasonable distance; and; iii. the location of the proposed residential accommodation has been carefully considered to minimise visual impact on the countryside and any neighbouring land uses. The replacement of residential buildings in the open countryside will only be permitted providing; a. There is no detrimental effect on the character, appearance, historical context and amenities of the site and surroundings; b. The existing dwelling has a lawful use, has not been abandoned, and is not a caravan, mobile home or other temporary structure; c. The size of the new replacement dwelling is not significantly larger than the original house volume or footprint; d. The number of new dwellings is no more than the number of dwellings to be demolished and replaced; and e. They are positioned on the footprint of the existing dwelling, unless a more appropriate location is identified for landscape, highway safety, neighbouring residential amenity, or other environmental reasons. Extensions to existing residential dwellings in the countryside, which require planning permission, will be permitted providing there is no significant detrimental impact on the character of the dwelling or its setting. Where planning permission is required for the conversion or change of use of buildings in the countryside to residential use (defined by being outside development limits) proposals will be permitted where it has been demonstrated that they are no longer required for their original purpose and there is no potential for conversion to non-residential use. Proposals for conversion and change of use to residential uses will be expected to meet the following criteria: f. The building is of permanent construction and capable of conversion without major reconstruction or rebuilding as demonstrated by a structural survey; g. The proposal is largely accommodated within the existing building(s). Any extensions that are required must be subordinate in scale and proportion and of a suitable design to ensure that they are in keeping with to the original dwelling; h. The proposed use does not detract from its setting in the immediate landscape; i. Conversion is capable without prejudicing any viable agricultural operations on an active farm unit; j. The conversion in itself will not generate a need for future building in the countryside; k. The access to the site and approach roads are suitable for the levels and type of traffic likely to be generated; and l. The development would not result in unacceptable amenity levels arising from nearby operations or conflicting uses.

Housing Intensification

A) Subdivision of dwellings to HMO's and self contained flats In circumstances where planning permission is required for self contained flats and Houses in Multiple Occupation (HMOs), permission will normally be granted where it can be demonstrated that there will be no significant impact on the following: i. Privacy of existing homes and gardens of neighbours - must be maintained and ensured for new occupiers; ii. Vehicular access or car parking – both in terms of highway safety or visual, noise or light impact on neighbours; iii. Service provision – there should be sufficient space to accommodate adequate bin storage and accommodate other ancillary functions for the increased number of residents; iv. Housing stock – to protect the existing small family housing stock, and to allow for adequate residential space standards in the proposed subdivided dwelling, the subdivision of existing properties of less than 4 bedrooms will not be permitted. Applicants will be expected to submit evidence to demonstrate that there will be no significant impact on the criteria outlined above. B) Back land or garden development The development of a rear residential garden for a new dwelling will not normally be permitted. A limited scale of backland garden development may be acceptable providing it does not have a significant adverse impact upon the following: i. Rear garden land which contributes either individually or as part of a larger swathe of green space to amenity of residents or provides wildlife habitats; ii. The privacy of existing homes and gardens of neighbours or occupiers of the new development; iii. Vehicular access or car parking – both in terms of highway safety or visual, noise or light impact on neighbours; iv. Existing trees, shrubs and other wildlife habitats. All development proposals should have regard to the Design of New Development SPD (2011), or most recent version.

Gypsy and Travellers Accommodation

The council will seek to address the Gypsy and Traveller accommodation needs over the Plan period, as identified in the Gypsy and Traveller Accommodation Needs Assessment by: a. Safeguarding of existing larger Gypsy and Travellers Sites (20 pitches plus); b. Safeguarding of private dedicated smaller Gypsy and Travellers sites, and; c. The extension to existing Council sites at Honeypot Lane (8 anticipated pitches) and an extension to the Rowan West / East complex site (25 anticipated pitches) off Neasham Road, and; d. Allowing new sites to provide accommodation for Gypsies, Travellers and/or Travelling Showpeople where: i. the site is clearly demarcated with pitch boundaries using appropriate boundary treatment and landscaping sympathetic to, and in keeping with, the surrounding area; ii. the site allows satisfactory access to local schools and other amenities; iii. the site design takes account of the needs of residents, and provides an appropriate pitch layout and adequate facilities for parking, storage, play and, if required, grazing space for livestock; iv. there is safe access for pedestrians, cyclists and vehicles, including for turning and parking, vehicles towing caravans, emergency services and servicing requirements, including waste collection; v. all necessary utilities can be provided on the site including mains water, electricity supply, drainage, sanitation and provision for the screened storage and collection of refuse, including recyclable materials; and vi. the proposal would avoid any unacceptable adverse impact on the amenity, health or living conditions of neighbouring residents or any other neighbouring uses, including as a result of flood risk, excessive noise, dust, odour, lighting, traffic generation, the keeping of livestock or other activities.

Skerningham

a. The Skerningham site (as identified on the Policies Map) is allocated for a mixed-use residential-led development with supporting community facilities and infrastructure with provision for approximately up to 4,500 new homes and mixed-use development including a neighbourhood centre, health hub, employment opportunities, schools, green infrastructure and sports/recreation facilities. b. Development of the site must be carried out in accordance with a comprehensive masterplan and infrastructure phasing plan to be agreed with the Council in advance of any planning application being submitted and must: i. provides a net increase in the number of dwellings and a wider range of house types and tenures to meet the identified housing needs of the borough, and to support delivery of the Council's affordable housing policy requirements, with a focus on family housing (see Policies H 3 and H 4); ii. protects and enhances the River Skerne, its valley setting (see Policy ENV 7), and the green corridors (see Policy ENV3). Where infrastructure crosses these corridors mitigation measures should be provided; iii. delivers a net gain in the area of publicly accessible community woodland on the site; iv. provides a pattern of well-integrated and inter-connected green spaces (along with provision for their long-term maintenance) across the site providing for the green infrastructure needs of the local community, including wildlife friendly natural spaces, sport and recreation facilities and allotments in accordance with Policies ENV 4, ENV 5 and ENV 9; v. protects the amenity of existing residential properties (see Policy DC 3); vi. wherever possible retains and enhances hedgerows and trees that contribute to landscape character; vii. provides for the potential relocation of Darlington Golf Club to a suitable location within the allocation boundary; viii. mitigates the impact on biodiversity (see Policy ENV 7); ix. incorporates sustainable drainage systems; and x. retains the openness and separation of the rural gaps between Darlington and the villages of Great Burdon and Barmpton (see Policy ENV3). Proposals will be required to conserve, and where appropriate enhance designated and non-designated heritage assets within and in the vicinity of the site including their setting in accordance with policy ENV1. The design and layout should be carried out in accordance with the recommendations of the Darlington Local Plan Heritage Impact Assessment (2019) to avoid and minimise harm and provide opportunities for enhancement where appropriate. Development should be located outside of areas of flood risk, and should be planned sequentially (Policy DC2), placing the most vulnerable development in the lowest areas of flood risk, and proposals should be supported by a Flood Risk Assessment. As the development is expected to extend beyond the plan period, in line with national policy and guidance, infrastructure requirements and the infrastructure phasing plan will be kept under review. Any proposal in advance of a plan review or preparation of a subsequent plan, which exceeds 1650 dwellings, would need to carry out a review of all associated infrastructure requirements. If significant additional infrastructure is required, the Council will seek to update the policy as part of any subsequent review of the plan.

Airport Safety

Within the established 13km (bird strike hazard area) and the 15km (radius of critical airspace) safeguarding areas surrounding the airport, as identified on the policies map, relevant development proposals will require consultation with the operator of the airport, and must consider the operational integrity of the airport, its surveillance systems, and the safety of air traffic services, in accordance with Government Circular 1/2003, or any successor guidance. Within the Public Safety Zones adjacent to the airport runway, as identified on the policies map, there is a general presumption against new development, unless the proposal accords with guidance in Government circular 1/2010 or any successor guidance.

Utilities Infrastructure (Strategic Policy)

Proposals for new development must be capable of being accommodated by existing or planned utilities (whether supplied by utilities providers or the development itself) and should not: a. Have a net negative impact on the operation of existing utilities networks; or b. Worsen the services or protection from risk enjoyed by the existing community. Utilities include gas, electricity, off-site service infrastructure, surface water management, sewage disposal, flood risk defences and flood control facilities.

Telecommunication Masts

Development of electronic communications infrastructure will be permitted provided proposals meet the following criteria: a. Siting and appearance of proposed apparatus and associated structures seeks to minimise impact on the visual amenity, character and appearance of the surrounding area; b. If located on a building, apparatus and associated structures should be sited and designed in order to minimise impacts to the external appearance of the host building; c. If proposing a new mast, it should be demonstrated that the applicant has explored the possibilities of erecting apparatus on existing buildings, masts and other structures such evidence should accompany any application made; d. Development should not have an unacceptable effect on areas of ecological interest, landscape importance, archaeological sites, conservation areas or buildings of architectural or historic interest. e. It is not harmful to visual or aural amenity or the safety of highway users and does not interfere with air traffic equipment.

Broadband Infrastructure

Development proposals for housing sites of more than 50 homes and employment sites of more than 0.5 ha must ensure that broadband connectivity and ducts are provided for the development.

Presumption in Favour of Sustainable Development (Strategic Policy)

A positive approach to considering development proposals will be taken that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework. Where appropriate, the Council will work proactively with applicants to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the Darlington Borough. Planning applications that accord with policies in the development plan will be approved without delay. Where there are no relevant development plan policies, or the policies which are most important for determining the application are out of date, the Council will grant planning permission unless the application of policies in the National Planning Policy Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed, or any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.

Settlement Hierarchy (Strategic Policy)

The broad distribution of development in the Local Plan area will be shaped by the role and function of places, based on the following hierarchy of settlements: 1. Darlington Urban Area - will remain the focus of future development within the Borough. As a single urban centre within the Borough it will aim to maintain its role as a leading sub-regional centre for transport connectivity, services, employment and retail and leisure. Sustainable and accessible locations will be selected to enable further development; 2. Service Villages (Heighington, Hurworth and Middleton St George) - will be maintained as villages that offer a range of facilities and services, where a level of development will meet local needs and facilitate the economic diversification of rural areas. Development should safeguard and reinforce the distinctive character of each settlement and not detract from their landscape setting; 3. Rural Villages (Bishopton, Brafferton, High Coniscliffe, Low Coniscliffe, Merrybent, Neasham, Piercebridge, Sadberge) - The character of the Rural Villages, including their relationship to and setting within the surrounding countryside, will be protected and where possible enhanced. Development in these villages will make efficient and sustainable use of existing buildings and infill opportunities. On the edges of Rural Villages, housing development will meet clearly identified local needs, recognising that an element of open market housing may be required to deliver essential affordable units. In meeting the objectives for each level of the settlement hierarchy, development should not compromise the ability to meet the objectives for other tiers in the hierarchy. Only those places with defined Development Limits are classified as settlements for the purposes of this Policy. All areas outside the Development Limits are to be regarded as 'countryside' unless specifically identified for other uses in the plan (including Policies E 1, E 2 and E 3). The Development Limits are defined on the Policies Map.

Darlington Town Centre

Proposals for main Town Centre uses should be located within the Town Centre Boundary identified on the Policies Map. Where main town centre uses are proposed outside of the Town Centre boundary a sequential test should be applied in accordance with national policy.

Primary Shopping Area

The Policies Map defines the Primary Shopping Area within the Town Centre. To maintain vitality and viability, the Local Planning Authority will permit non-retail uses in shopping frontages where appropriate, subject to: a. Its position and attractiveness within the frontage; and b. The relative pedestrian flow associated with the unit compared with the wider centre.

Additional Site for Town Centre Uses

In order to meet any future need for Town Centre Uses the following site is shown on the Policies Map as a potential Town Centre Extension Site: Table 8.2 Additional Site for Town Centre Uses Site Name: Commercial / Kendrew Street, Size: 2.4 ha The Council will support the regeneration of the Commercial / Kendrew Street site providing the following matters have been addressed: a. Ensuring sensitive integration of new buildings with old, seeking where possible to incorporate the existing historic fabric and retaining buildings that are of historic importance, and taking account of the key recommendations of the Darlington Local Plan Heritage Impact Assessment (2019); b. Development proposals must be of a high standard of design that are sympathetic and appropriate to the local area and makes use of local design styles and local materials; c. That any comparison and convenience retail element of the scheme are central and complementary to the wider regeneration of the Town Centre; d. Sufficient and appropriate provision is made for replacement vehicle parking, which minimizes surface car parking, to support the proposed development; e. Development should incorporate suitable linkages to the existing transport network and help mitigate issues of potential traffic congestion; f. Development proposals should utilise its frontage with St Cuthbert's Way to provide opportunities for innovative design and improved public realm.

District and Local Centres

The boundaries of the District and Local Centres are identified on the Policies Map. Cockerton (District Centre) Mowden (Local Centre) Types of uses that will be acceptable within the boundaries of these centres include shops, financial services, restaurants and cafes, drinking establishments, hot food takeaways, and a range of community and leisure facilities (included within class E(a-f) and sui generis of the Use Classes Order) providing they: a. Are physically integrated with the rest of the centre; and b. Will ensure the vitality and viability of the centre is maintained. Where main town centre uses are proposed outside the district or local centre boundary a sequential test should be undertaken in accordance with national policy.

Retail Impact Assessment Threshold

Proposals for retail (convenience and comparison) and leisure development generating over 500sqm additional floorspace outside Darlington town centre and which are not identified in the Local Plan policies will be required to undertake an Impact Assessment.

Darlington - Town Centre Fringe

Development and regeneration of the Town Centre Fringe will be promoted throughout the plan period to deliver a range of mixed use development and environmental improvements. The uses likely to be acceptable include economic, commercial and residential (main town centres use proposals would, where relevant, need to satisfy the sequential approach (Policy TC1) and Impact Assessment (Policy TC5)). To support the delivery of the remaining priorities identified in the Town Centre Fringe Masterplan, development in this area should: a. Manage flood risk along the whole of the river corridor that avoids most vulnerable development in areas at highest risk of flooding and incorporates enhanced river habitat and green infrastructure within the River Skerne Strategic GI corridor; b. Conserve historic buildings and where appropriate enhance the historic environment in the area, with an emphasis on creating opportunities for the celebration of Darlington's heritage; c. Provide an improvement of existing housing in the area; d. Provide improvements in connectivity for pedestrians, cyclists and public transport into and through the area to allow access to jobs, leisure and business opportunities. The Gas Holder on Valley Street North poses a significant constraint to development and it's removal and site remediation at the earliest opportunity will be supported.

Delivering a Sustainable Transport Network

The Council is committed to delivering an efficient transport system with a focus on the provision of infrastructure improvements, to encourage greater use of sustainable modes, leading to less reliance on single occupancy vehicle journeys. We will work with partners and developers to make the best use of and improve existing transport infrastructure, where appropriate, using developer contributions to manage the impact of development on the transport network. To achieve this, the following priorities and actions have been identified: A) For cycling, walking and other sustainable transport: i. Protecting existing footpaths, cycle routes and bridleways from development which would impair their functioning for recreation or as alternatives to the private car for accessing employment opportunities, shops and other community facilities; ii. Supporting the development of the key sustainable transport corridors identified within the Tees Valley Local Cycling and Walking Infrastructure Plan and 'Local Green Corridors' identified in the Darlington Green Infrastructure Strategy and safeguarding their routes from development which would impair their functioning for recreation or as routes for pedestrians and cyclists to access employment opportunities, schools, shops and other community facilities; iii. All new developments will provide permeability and connectivity for pedestrians and cyclists to make walking and cycling the first choice for short journeys; iv. Improving local connections across busy transport corridors which act as a barrier to local access. This will include working with Highways England and Network Rail to ensure the permeability of the A66 and rail networks respectively; v. Protecting and enhancing public rights of way as set out in the Rights of Way Improvement Plan, 'Local Green Corridors' identified in the Darlington Green Infrastructure Strategy and links to long distance routepaths such as the Teesdale Way and NCN 14; vi. Identification and creation of a route that mirrors the original Stockton and Darlington Railway line as close as practicable in advance of the 2025 bicentenary (See also Policy ENV 2); vii. Support the creation of routes that allow residents in outlying villages to access Darlington, particularly by bicycle. B) For rail-based transport network: i. Improving inter and sub-regional links to neighbouring centres by ensuring that the Borough is served by high quality rail and bus links; ii. Improving connectivity between other forms of sustainable travel and the rail network mainly by providing improved interchange facilities; iii. Supporting the improvement of Darlington Station. Informed by a masterplan, work will be undertaken to improve interchange facilities and improvements to the mainline, local and inter-regional routes, potential high speed rail services and sustainable access to the station.

Improving Access and Accessibility (Strategic Policy)

The Council expects development to promote accessibility and permeability by creating places that are well connected with each other and with existing transport networks. The needs of pedestrians, cyclists, bus and rail users, as well as those with specific needs should be prioritised to reduce the need for travel by private vehicle. Development will be appropriately located to reduce the need to travel by car and the number and length of car trips made to access local amenities. In order to improve access and accessibility during the plan period: a. Proposals for new buildings or the change of use or alteration of existing buildings to which the general public and employees have access will be required to provide suitable access and facilities, particularly for people with mobility issues. b. Ensure that all new neighbourhoods are permeable by providing high quality, safe and easily accessible walking and cycling routes to important local services such as shops, particularly those selling fresh food, schools, primary health care, leisure and employment opportunities. c. All developments should provide safe access to the Borough-wide cycling and walking network including links to the Public Rights of Way network and leisure routes. d. All new major development should be accessible by public transport. It is therefore expected that 80% or more of dwellings on a site will be within a 400 metre walking distance of a bus stop served by a regular daytime service (at least every 30 minutes). Where appropriate, financial contributions to provide a supported or extended bus service for up to 5 years, and bus stop infrastructure will be sought where sites are not currently served by regular services. e. Contributions will be sought from all developments, where considered appropriate, for the following sustainable travel measures: Provision of regular bus services and infrastructure in locations that are currently poorly served by public transport; Safer Routes to School; Measures to support the Travel Plan; Public Rights of Way improvements.

Transport Assessments and Travel Plans

The Local Planning Authority will require the preparation and implementation of Travel Plans, Transport Assessments and other schemes and agreements to promote the use of sustainable transport for journeys to work, training and education. Proposals that have potential significant impacts should be accompanied by a Travel Plan where appropriate. Major developments will be required to engage in the Travel Planning process and produce a Transport Assessment. Proposals will be supported that: a. Improve transport choice through the provision of information and encouragement to maximise opportunities to travel sustainably; b. Minimise the number of single occupancy vehicle trips generated by the development; c. Contribute positively to managing congestion, reducing environmental impact and maintaining safety. Travel Plans must be iterative documents which must be site specific and guided by a framework of common principles and components. A framework Travel Plan will be appropriate where there is no identified end user or there will be multi-occupancy of a site. Each organisation within a development will be expected to produce a site specific Travel Plan. Travel Plans should identify the specific required outcomes, targets and measures, and set out clear future monitoring and management arrangements all of which should be proportionate. They should also consider what additional measures may be required to offset unacceptable impacts if the targets should not be met. A travel plan co-ordinator should be appointed to identify opportunities for the effective promotion and delivery of sustainable transport initiatives and to fulfil the management and monitoring requirements. The Council will work with businesses and specifically the travel plan co-ordinators to ensure the travel plans are being developed, maintained and monitored.

Parking Provision including Electric Vehicle Charging

In addition to supporting and facilitating the use of sustainable transport modes, the Council will continue to ensure there is an adequate supply of safe, secure and convenient public parking for vehicles within and adjacent to the town centre. Throughout the Borough, new development (including change of use) will be required to provide safe and secure space for vehicle parking and servicing within the site. Provision should be made for residents, employees, customers, deliveries, visitors and others who may visit the premises, including people with disabilities. The number of spaces provided and the nature of the provision (including provision for motor cycle parking) will have regard to local circumstances and the standards set out in the Tees Valley Highway Design Guide or any successor. Safe, secure and appropriate provision for cycle parking storage, and where appropriate changing and showering facilities will be encouraged, having regard to standards set out in the Tees Valley Highway Design Guide or any successor within all new developments including shared facilities within flats. Every new residential property which has a garage or dedicated marked out residential car parking space within its curtilage should include an electrical socket suitable for charging electric vehicles. An exemption would be made for residential apartments and residential care homes with communal parking areas. Non-Residential development creating over 50 parking spaces are required to provide at least one double electric vehicle charge point (2 spaces). For each additional 50 parking spaces at least one double charging point will be required.