Planning in Derbyshire Dales

Community Facilities and Services

The District Council will seek to maintain and improve the provision of local community facilities and services. This will be achieved by supporting proposals which protect, retain or enhance existing community facilities (including multi use and shared schemes) or provide new facilities. New facilities should preferably be located within defined settlement limits where they are most accessible. In exceptional cases, facilities may be located adjacent to these areas where it can be demonstrated that this is the only practical option and where a site is well related and connected to the existing settlement. Development which involves the loss of a community asset or facility including land in community use, community/village halls, village shops and post offices, public houses, schools, nurseries, places of worship, health services, convenience stores, libraries, and other community services/facilities including Assets of Community Value, will only be supported where it can be demonstrated that: a) there is evidence to demonstrate that the existing use is no longer needed to serve the needs of the community; or b) the existing facility is no longer financially or commercially viable as demonstrated through a robust and comprehensive marketing exercise with the facility actively marketed at a realistic price for a continuous period of at least 12 months immediately prior to the submission of an application; and c) the use or facility has been offered to the local community for their acquisition/operation at a realistic price.

Notified Sites

Planning permission will not be granted for any development that would prejudice the development of the following sites as identified on the Policies Map; a) Replacement primary school, land off North Street, Cromford. b) Replacement primary school, land off Church Road, Darley Dale. c) Replacement primary school, land to north of Main Street, Kirk Ireton. d) Replacement primary school, land off Main Street, Middleton-By-Wirksworth. e) School playing fields, land to rear of Parochial CE Primary School, Longford.

Promoting Sport, Leisure and Recreation

Development proposals involving the provision of new sports, cultural, leisure and recreational facilities, or improvements and extensions to existing facilities will be permitted provided that: a) the proposals are connected to and associated with existing facilities, they are located at a site that relates well to the settlement hierarchy in the District or they are intended to meet specific rural needs that cannot be appropriately met at settlements within the settlement hierarchy; b) it is capable of being accessed by a range of transport modes and by disabled people and those with restricted mobility; c) it would not have an adverse impact on the character and appearance of its surroundings and the immediate or wider landscape; d) it does not create unacceptable problems in terms of the relationship between the proposal and the neighbouring uses beyond the development site. Planning permission will not be granted for development which results in the loss of any existing recreational site or facility, or where the last use was for recreational purposes, including allotments, public and private playing fields, play areas, formal and informal amenity areas, and public open space unless: a) it can be demonstrated that there is no current or anticipated demand for the existing facility; or b) it can be demonstrated that the site has no value or potential value as an alternative green space, which contributes, or could contribute to the reduction of recreation pressure on European Sites; or c) the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of size, usefulness, attractiveness, quantity and quality in a suitable location; or d) the development is for alternative sports and recreational provision, the needs for which outweigh the loss. Where sites or facilities are lost replacement provision must be made available prior to the loss of the original facility.

Design and Place Making

The District Council will require the layout and design of new development to create well designed, socially integrated, high quality successful places, where people enjoy living and working. All developments should respond positively to both the environment and the challenge of climate change, whilst also contributing to local distinctiveness and sense of place. This will be achieved by: • Requiring all development to be of high quality design that respects the character, identity and context of the Derbyshire Dales townscapes and landscapes. • Ensuring that new development is designed to offer flexibility for future needs and uses taking into account demographic and other changes. • Ensuring that all new development is based on a thorough site appraisal and that 'design quality' is reflected in the development through a clear understanding of site context including reference to any Design Statements, Neighbourhood Plans, and is sensitive to its context as well as contributing to sustainable living. • Requiring that development on the edge of settlements enhances and/or restores landscape character, particularly in relation to the setting and character of the Peak District National Park. • Requiring that development contributes positively to an area's character, history and identity in terms of scale, height, density, layout, appearance, materials, and the relationship to adjacent buildings and landscape features. • Requiring that development achieves a satisfactory relationship to adjacent development and does not cause unacceptable effects by reason of visual intrusion, overlooking, shadowing, overbearing effect, noise, light pollution or other adverse impacts on local character and amenity. • Requiring that public and private spaces are well-designed, safe, attractive, complement the built form and provide for the retention of significant landscape features such as mature trees. • Requiring that developments are easy to move through and around, incorporating well integrated car parking, pedestrian routes and, where appropriate, cycle routes and facilities. • Requiring that developments are designed to minimise opportunities for anti-social or criminal behaviour and promote safe living environments. • Requiring the inclusive design of development, including buildings and the surrounding spaces, to ensure development can be accessed and used by everyone, including disabled people. • Ensuring that development takes account of national design guidance and Supplementary Planning Documents.

Development Within Defined Settlement Boundaries

Within the defined settlement development boundaries (Policy S2), planning permission will be granted for development where: a) the proposed development is of a scale, density, layout and design that is compatible with the character, appearance and amenity of the part of the settlement in which it would be located; b) it does not adversely affect the purposes of the Peak District National Park or is harmful to its valued characteristics; c) it protects the Outstanding Universal Value of the Derwent Valley Mills World Heritage Site and its buffer zone; d) the proposed development retains any existing buildings that make a positive contribution to the character and appearance of the settlement; e) the access would be safe and the highway network can satisfactorily accommodate traffic generated by the development or can be improved as part of the development; f) it would have a layout, access and parking provision appropriate to the proposed use, site and its surroundings; and g) it does not conflict with any other relevant policy of this Local Plan.

New and Existing Employment Development

The District Council will support proposals for new or expansion of existing business or industrial development in sustainable locations that contribute towards the creation and retention of a wide range of jobs, an increase in higher value employment opportunities and training provision locally in order to enhance the economic base of the Plan area. This will be achieved by: • Supporting the development of sites allocated for future employment in the Local Plan. • Encouraging the redevelopment, intensification and more efficient use of existing sites where they are either not fully utilised or unsuited to modern employment requirements, particularly those sites located within or serving the Market Towns and those with good access by a variety of transport modes. • Protecting existing employment sites and premises in order to ensure that development would not result in the loss of land or buildings from employment use; unless the proposals accord with Local Plan Policy EC3. • Encouraging a greater presence of high value and knowledge-based businesses in the Plan Area. • Encouraging small-scale and start-up businesses, including through the provision of innovation centres and managed workspace and small, modern industrial units. • Encouraging office development within the Market Towns in accordance with identified need. • Encouraging the appropriate expansion of existing businesses requiring additional space to grow. • Supporting visitor-based service sector jobs within the local tourism industry. • Focussing new retail and leisure development within town centres to support their vitality and viability. • Improving workforce skills by encouraging the provision of new training facilities on employment sites. • Encouraging flexible working practices in the interests of achieving the principles of sustainable development. • Supporting new agricultural development, farm diversification and other development which supports the rural economy. • Supporting employment development outside of allocated employment sites but within the built up area when it would not create harm to the character, appearance or amenity of the area. • Ensuring that sites proposed for mixed use redevelopment should aim to provide for at least the same or an increase in the level of job opportunities as existed when the employment space was previously used, subject to viability and site specific circumstances. • Supporting business development within the countryside in accordance with Policy S4. Permission will be granted for business or industrial development, or for the expansion or intensification of existing industrial or business uses, provided that the proposals would: • Be of a type and scale of activity that does not harm the character, appearance or environment of the site or its surroundings or to the amenity of occupiers of nearby properties. • Be accessible by a variety of transport modes, promote opportunities for sustainable transport and seek minimal reliance on the private car. • Have a layout, access, parking, landscaping and facilities that are appropriate to the site and its surroundings and contribute to an attractive business environment. • Enable provision of infrastructure in ways consistent with cutting carbon dioxide emissions and adapting to changes in climate (including SUDS, flood risk and green infrastructure). • Make provision for the expansion of electronic communication networks including telecommunications and superfast broadband infrastructure wherever feasible.

Farm Enterprises and Diversification

Development which forms part of a farm diversification scheme will be permitted where the proposal can demonstrate the viability of farming through helping to support, rather than replace or prejudice, farming activities on the rest of the farm. In addition, the following criteria must be complied with: a) the proposed development will stimulate economic activity with a use compatible with its location, which maintains the relative sustainability of a rural area; b) any new buildings are appropriate in scale, form, impact, character and siting to their rural location; c) wherever possible new or replacement buildings should be located within or adjoining an existing group of buildings; d) the proposed development will not generate traffic of a type or amount inappropriate for the rural roads affected by the proposal, or require improvements or alterations to these roads which could be detrimental to their character; e) wherever possible the proposed development makes full and effective use of existing buildings in preference to the construction of new buildings.

Employment Land Allocations

The following sites as identified on the Local Plan Policies Map will be allocated for employment development (Use Class B1a, B1b, B1c, B2 and B8). EC2(a) Land at Ashbourne Airfield, Ashbourne (Phase 1) - 8ha - B1a, B1b, B1c, B2, B8 EC2(b) Land at Ashbourne Airfield, Ashbourne (Phase 2) - 6-8ha - B1a, B1b, B1c, B2, B8 EC2(c) Land at "Pisani Works" Derby Road, Cromford - 3ha - B1a, B1b, B1c, B2 EC2(d) Land at Cawdor Quarry, Matlock - 1ha - B1a, B1b, B1c, B2 EC2(e) Land at Halldale Quarry, Matlock - 2ha - B1a, B1b, B1c EC2(f) Land off Middleton Road / Cromford Road, Wirksworth - 2ha - B1a, B1b, B1c, B2 EC2(g) Land at Porter Lane / Cromford Road, Wirksworth - 1ha - B1c EC2(h) Land at Porter Lane, Wirksworth - 0.9ha - B1a, B1b, B1c, B2

Existing Employment Land and Premises

Development proposals involving the redevelopment or change of use of existing business or industrial land or premises (falling within Use Classes B1, B2 or B8) for non-employment uses will only be permitted where: a) the continuation of the land or premises in industrial or business use is constrained to the extent that it is no longer suitable or commercially viable for industrial or business use as demonstrated by marketing evidence commensurate with the size and scale of development; and the proposed use is compatible with neighbouring uses; or b) an appropriate level of enabling development is required to support improvements to employment premises or supporting infrastructure. In such cases, a viability appraisal should be submitted to demonstrate that a change of use or redevelopment of the site is required to fund the improvements. Mixed-use proposals should not create any environmental, amenity or safety issues. Proposals that would result in an under-supply of existing premises or a reduction in suitable employment land in relation to identified needs will not be permitted.

Retention of Key Employment Sites

The key employment sites listed below and identified on the Local Plan Policies Map, will be retained for B Class Employment Uses. Redevelopment for non-employment uses on these sites will only be permitted in accordance with Local Plan Policy EC3. EC4(a) Ashbourne Airfield Industrial Estate, Ashbourne EC4(b) Henmore Trading Estate, Ashbourne EC4(c) Land at Porter Lane East, Cromford EC4(d) DFS Complex, Darley Dale EC4(e) Land at 'Arconic' (Formerly Firth Rixon), Darley Dale EC4(f) Molyneux Business Park, Darley Dale EC4(g) Station Road / Old Road, Darley Dale EC4(h) Unity Garage, Dale Road, Darley Dale EC4(i) Dimple Road Business Park, Matlock EC4(j) Lime Tree Business Park, Matlock EC4(k) Land at Main Street, Middleton by Wirksworth EC4(l) Rowsley Industrial Estate, Station Close, Rowsley EC4(m) Brookfield Industrial Estate, Tansley EC4(n) Kingsfield Industrial Estate, Wirksworth EC4(o) Ravenstor Industrial Estate, Wirksworth

Regenerating an Industrial Legacy

The District Council will seek to maximise the potential of large scale former employment sites where their infrastructure and/or premises are no longer suited to meeting the needs of modern businesses in their present form. This will be achieved by: a) Encouraging proposals for the redevelopment or reuse of the following sites which are no longer conducive to meeting the needs of modern businesses in their present form. b) Stimulating investment on other industrial legacy constrained sites in order to encourage their beneficial re-use. c) Encouraging mixed-use developments, which retain or create employment opportunities on site, particularly those that support local economic growth sectors or create higher wage, higher skilled jobs. d) Ensuring that any buildings or features of acknowledged heritage value are retained or reused where viable and feasible. e) Encouraging proposals for the redevelopment or reuse of industrial legacy sites for employment use. The regeneration of the following sites as identified on the Policies Map will be supported: Matlock • Cawdor Quarry • Halldale Quarry Wirksworth • Land at Middleton Road • Middle Peak Quarry Detailed policy requirements associated with the above sites, including appropriate uses, are provided through the Strategic Development Site Allocations Policies in the Plan.

Strategic Employment Development

The District Council will maintain and, where possible, enhance the economic base of the Plan area. This will be achieved by making provision for at least 24 hectares (gross) of employment land over the period 2013 - 2033 on new sites allocated in Policy EC2.

Climate Change

In addressing the move to a low carbon future for the Derbyshire Dales, the District Council will promote a development strategy that seeks to mitigate global warming, adapts to climate change and respects our environmental limits. This will be achieved by: • Requiring new development to be designed to contribute to achieving national targets to reduce greenhouse gas emissions by using land-form, layout, building orientation, tree planting, massing and landscaping to reduce likely energy consumption and resilience to increased temperatures. • Supporting the generation of energy from renewable or low-carbon sources provided that the installation would not have significant adverse impact (either alone or cumulatively). • Ensuring that renewable energy installations minimise any adverse impact on the landscape and landscape setting of the Peak District National Park and that any wind turbine developments demonstrate that they will not have any adverse effect on the integrity of any European sites (including project-level HRA where appropriate), wildlife sites, protected species or habitats. • Promoting the use of sustainable design and construction techniques (including flood resistance/resilient measures). • Ensuring that renewable/low carbon energy generation developments and associated infrastructure are supported by requiring Design Statements to include an assessment of how any impacts on the environment and heritage assets, including cumulative landscape, noise and visual impacts, can be avoided and/or mitigated through careful consideration of location, scale, design and other measures. • Securing energy efficiency through building design. • Unless it can be demonstrated that it would not be technically feasible or financially viable, requiring commercial developments over 1000m² to be designed to achieve Building Research Establishment Environmental Assessment Method (BREEAM) very good standard as a minimum. Pre-assessment (design stage) certificates will be required to be submitted accordingly. • Supporting a pattern of development that facilitates the use of sustainable modes of transport. • Promoting energy and water efficiency and the use of renewable / low carbon energy in new development and through retro-fitting or refurbishment of existing buildings.

Open Space and Outdoor Recreation Facilities

The District Council will seek to protect, maintain and where possible enhance existing open spaces, sport and recreational buildings and land including playing fields in order to ensure their continued contribution to the health and well-being of local communities. This will be achieved by: • Resisting any development that involves the loss of a sport, recreation, play facility or amenity green-space as identified on the Policies Map or loss of any other existing open space, sport or recreational site, except where it can be demonstrated that alternative facilities of equal or better quality will be provided in an equally accessible location as part of the development or the loss is associated with an alternative sports provision that would deliver benefits that would clearly outweigh the loss, or an assessment has been undertaken to demonstrate the facility is surplus to requirements and imposing conditions or negotiating a section 106 Obligation to ensure that replacement provision is provided at the earliest possible opportunity. • Encouraging improvements to existing recreation, play and sports facilities within communities and providing new opportunities that shall be informed by the Peak Sub Region Open Space, Sport and Recreation Study (2012) or successor documents. • Improving the quantity, quality and value of play, sports and other amenity greenspace provision through requiring new residential developments of 11 dwellings or more to provide or contribute towards public open space and sports facilities in line with the Derbyshire Dales local open space and recreation provision standards set out in Table 6. • Collecting financial contributions towards the delivery, improvement and management of off-site provision of open space and recreation facilities through Section 106 agreement or via the Community Infrastructure Levy. • Exploring options for the management of new areas of open space to be undertaken by community owned and run trusts.

Biodiversity and the Natural Environment

The District Council will seek to protect, manage, and where possible enhance the biodiversity and geological resources of the Plan Area and its surroundings by ensuring that development proposals will not result in harm to biodiversity or geodiversity interests and by taking full account of the following hierarchy of protected sites: a) internationally important sites including existing, candidate or proposed Special Protection Areas and Special Areas of Conservation; b) nationally important sites including Sites of Special Scientific Interest and National Nature Reserves; c) locally important sites including Local Wildlife and Geological Sites, Local Nature Reserves, Ancient Woodlands, County Geological Sites, and Priority Habitats identified in the Derbyshire Biodiversity Action Plan; d) the network of ecological networks that link biodiversity areas, including areas identified for habitat restoration and creation; and e) encouraging the protection and recovery of priority species linked to national and local targets. This will be achieved by: • Conserving and enhancing sites of international and European importance. The District Council will not permit any development proposals that have an adverse effect on the integrity of a European site (or wildlife site given the same protection as European sites under the NPPF) either alone or in combination with other plans or projects. • Conserving and enhancing any Sites of Special Scientific Interest. The District Council will not normally permit any development proposal which would directly or indirectly (either individually or in combination with other developments) have an adverse effect on a Site of Special Scientific Interest. • Conserving and enhancing regionally and locally designated sites. • Not permitting any development proposal which would directly or indirectly result in significant harm to geological and biodiversity conservation interests, unless it can be demonstrated that: a) there is no appropriate alternative site available; b) all statutory and regulatory requirements relating to any such proposal have been satisfied; and c) appropriate conservation and mitigation measures are provided, such mitigation measures should ensure as a minimum no net loss and wherever possible net gain for biodiversity; or if it is demonstrated that this is not possible; the need for, and benefit of, the development is demonstrated to clearly outweigh the need to safeguard the intrinsic nature conservation value of the site and compensatory measures are implemented. • Encouraging development to include measures to contribute positively to the overall biodiversity of the Plan area to ensure there is a net overall gain to biodiversity. • Working with partners including the Peak District Local Nature Partnership and the Lowland Derbyshire and Nottinghamshire Local Nature Partnership to help meet the objectives and targets in the Peak District Biodiversity Action Plan, or its successor plan. • Working with partners to protect and enhance watercourses. • Identifying local ecological networks and supporting their establishment and protection preferentially creating biodiversity sites where they have the potential to develop corridors between habitats (both terrestrial and freshwater). • Working with partners in the public, private and voluntary sectors to develop and secure the implementation of projects to enhance the landscape and create or restore habitats of nature conservation value, and to secure the more effective management of land in the Plan area and its surroundings.

Matlock to Darley Dale A6 Corridor

In order to safeguard the intrinsic character and quality of the open spaces through the Derwent Valley between Matlock and Darley Dale, and to prevent the further coalescence of the settlements of Matlock and Darley Dale, the District Council will resist development proposals which threaten the open spaces identified on the Policies Map unless: a) the development is required for the purposes of agriculture, forestry or outdoor recreation; and b) the development does not have an adverse impact upon the character of the area including views into and out from the Derwent Valley.

Green Infrastructure

The District Council will through partnership working, develop, protect, enhance and secure the long term management of green infrastructure networks. This will be achieved by: • Requiring that development will not have a detrimental effect on the amount or function of existing green infrastructure unless replacement provision is made that is considered to be of equal or greater value than that lost through development; taking particular account of appropriate levels of mitigation where development would result in habitat fragmentation. • Requiring that any green infrastructure development project that could result in adverse effects to a European site is subject to project-level HRA and appropriate mitigation put in place. • Requiring that development proposals, where appropriate, make provision for the creation of new or enhancement of existing green infrastructure, including public and private open space, recreation areas, parks and formal outdoor sports facilities, local nature reserves, wildlife sites, woodlands, allotments, bridleways, cycle ways and local green spaces. • Requiring that through its layout and design, new development responds to the location of existing green infrastructure and ecological networks, supporting their appropriate uses and functions. • Where appropriate, ensuring that green infrastructure helps mitigate the effects of climate change including through management of flood risk. • The protection and extension of existing long distance trails and the improvement of access linkages to the Peak District National Park. • Identifying and protecting key wildlife corridors and stepping stones that connect sites of importance for biodiversity, including creating or restoring habitats of nature conservation value. • Seeking opportunities for the creation of habitats that allow for the mitigation of the effects of climate change on species, including the enhancement of opportunities for species to migrate, establishing links between habitats and preventing habitat losses in line with Biodiversity Action Plans.

Landscape Character

The District Council will seek to protect, enhance and restore the landscape character of the Plan area recognising its intrinsic beauty and its contribution to the economic, environmental and social well-being of the Plan area. This will be achieved by: • Requiring that development has particular regard to maintaining the aesthetic and biodiversity qualities of natural and man-made features within the landscape, such as trees and woodlands, hedgerows, walls, streams, ponds, rivers or other topographical features. • Requiring that development proposals are informed by, and are sympathetic to the distinctive landscape character areas as identified in 'The Landscape Character of Derbyshire' and 'Landscape Character of the Derbyshire Dales' assessments and also take into account other evidence of historic landscape characterisation, landscape sensitivity, landscape impact and the setting of the Peak District National Park and where appropriate incorporate landscape mitigation measures. • Requiring that development proposals recognise the intrinsic character, appearance and local distinctiveness of the landscape and landscape setting of the Peak District National Park and can be accommodated without unacceptable impact. • Resisting development which would harm or be detrimental to the character of the local and wider landscape or the setting of a settlement. Development will only be permitted if all the following criteria are met: a) The location, materials, scale and use are sympathetic and complement the landscape character. b) Natural features including trees, hedgerows and water features that contribute to the landscape character and setting of the development should be both retained and managed appropriately in the future. c) Opportunities for appropriate landscaping will be sought alongside all new development, such that landscape type key characteristics are strengthened.

Trees, Hedgerows and Woodlands

Development should seek where appropriate to enhance and expand the District's tree and woodland resource. Planning permission will be refused for development resulting in the loss or deterioration of ancient woodland and the loss of aged or veteran trees found outside ancient woodland, unless the need for, and benefits of, the development in that location clearly outweigh the loss. Trees, hedgerows, orchards or woodland of value should be retained and integrated within development wherever possible. Where their loss is justified replacement provision will be required utilising indigenous tree species and hedgerows that are in sympathy with the locality and the site and, as a minimum, of equivalent value to the trees and hedgerows to be lost.

Flood Risk Management and Water Quality

The District Council will support development proposals that avoid areas of current or future flood risk and which do not increase the risk of flooding elsewhere, where this is viable and compatible with other polices aimed at achieving a sustainable pattern of development. When considering planning applications, the District Council will have regard to the 'Humber Flood Risk Management Plan', the 'Humber River Basin Management Plan' and the Local Flood Risk Management Strategy, all relevant Catchment Flood Management Plans and the Local Flood Risk Management Strategy. Development will be supported where it is demonstrated that there is no deterioration in ecological status in line with the Water Framework Directive, either directly through pollution of surface or groundwater or indirectly through pollution of surface or groundwater or indirectly through overloading of the sewerage system and Wastewater Treatment Works. Management of flood risk will be achieved by only permitting development within areas at risk from flooding as defined by the Environment Agency if: a) a sequential test as set out in the 'National Planning Practice Guidance' to the NPPF and in accordance with the updated 'Derbyshire Dales Strategic Flood Risk Assessment' demonstrates that this is the only site where the development can be located; b) the development is on a site which has passed the sequential test but where flood risk still exists, the sequential approach has been used to locate the most vulnerable parts of the development in the areas of lowest flood risk; c) where necessary an 'Exception Test' as set out in the 'National Planning Practice Guidance' to the NPPF demonstrates that the proposed development can be accommodated with an acceptable degree of safety; d) a site specific flood risk assessment shows that the site is protected adequately from flooding, or the scheme includes adequate flood defences or flood risk management measures and takes account of the predicted impact of climate change; e) it does not damage or inhibit access to watercourses for maintenance or existing flood defence and flood risk management structures or measures; and f) it will not cause or worsen flooding on the site or elsewhere, and will reduce flood risk elsewhere where possible. New developments shall incorporate appropriate Sustainable Drainage Measures (SuDs) in accordance with National Standards for Sustainable Drainage Systems. This should be informed by specific catchment and ground characteristics, and will require the early consideration of a wide range of issues relating to the management, long term adoption and maintenance of SuDs. In considering SuDs solutions, the need to protect ground water quality must be taken into account, especially where infiltration techniques are proposed. SuDs schemes will require the approval of the SuDS approval body for the area, where one exists. Wherever possible SuDS will be expected to contribute towards wider sustainability considerations, including amenity, recreation, conservation of biodiversity and landscape character, making use of the role that trees, woodland and other green infrastructure can play in flood alleviation and water quality control. For developments in areas with known surface water flooding issues, appropriate mitigation and construction methods will be required. Applications and proposals which relate specifically to reducing the risk of flooding (e.g. defence / alleviation work, retro-fitting of existing development, off site detention /retention basins for catchment wide interventions) will be encouraged. New development in areas with known ground and surface water flooding issues will seek to provide betterment in flood storage and to remove obstructions to flood flow routes where appropriate.

Pollution Control and Unstable Land

The District Council will protect people and the environment from unsafe, unhealthy and polluted environments whilst promoting the use of appropriately located brownfield land. This will be achieved by only permitting developments if the potential adverse effects (individually and cumulatively) are mitigated to an acceptable level by other environmental controls or by measures included in the proposals. This includes: • air pollution (including odours or particulate emissions); • pollution of watercourses (rivers, canals reservoirs, streams, ditches, ponds and wetland areas) or groundwater; • noise or vibration; • light intrusion; • land contamination including soil pollution and disturbance; or • other nuisance, environmental pollution or harm to amenity, health or safety. The District Council will ensure that sites are suitable for their proposed use taking account of ground conditions and land instability, including from natural hazards such as radon gas, former activities such as mining, or pollution arising from previous uses. Planning permission will only be granted for development on land potentially affected by land contamination provided effective and sustainable measures are taken to assess, treat, contain or control the contamination so as to ensure that it does not: a) expose the environment or occupiers of the development and neighbouring land uses to any unacceptable risk; b) lead to or allow the contamination of any watercourse (rivers, canals, reservoirs, streams, ditches, ponds or wetlands) or groundwater; c) cause or allow the contamination of adjoining land. The District Council will impose conditions relating to the assessment of remediation and verification processes where appropriate.

Development in the Countryside

Outside defined settlement development boundaries, and sites allocated for development as defined on the Policies Map, the District Council will seek to ensure that new development protects and, where possible, enhances the landscape's intrinsic character and distinctiveness, including the character, appearance and integrity of the historic and cultural environment and the setting of the Peak District National Park whilst also facilitating sustainable rural community needs, tourism and economic development. Planning permission will be granted for development where: a) It comprises the redevelopment of a previously developed site and/or conversion or extension of existing buildings for employment use provided it is appropriate to its location and does not have an adverse impact on the character and appearance of the rural area. b) It represents the sustainable growth of tourism or other rural based enterprises in sustainable locations where identified needs are not met by existing facilities. c) It comprises rural employment development including home working, commercial enterprises and live-work units. d) It comprises equestrian development where it does not have an adverse impact upon the character of the area. e) It involves development associated with sport and recreational uses in accessible locations and least environmentally sensitive locations. f) It comprises proposals for agriculture and related development which helps sustain existing agricultural and other rural based enterprises, including small scale farm shops selling local produce, complementary farm diversification and new agricultural buildings that maintain the landscape quality and character of the countryside. g) It comprises proposals for the replacement of a non-residential / non-agricultural building with a more sustainable and appropriate non-residential alternative. h) It comprises proposals for enabling development that is required in order to maintain a heritage asset. i) It comprises the following forms of new residential development: • Housing in fourth and fifth tier villages in accordance with Local Plan Policy S2. • A single replacement dwelling in accordance with Local Plan Policy HC7. • Affordable housing in accordance with Local Plan Policy HC4. • Extensions to existing dwellings in accordance with Local Plan Policy HC10. • A Gypsy and Traveller site in accordance with Local Plan Policy HC6. • Housing to meet the essential requirements of agriculture, forestry or other rural based enterprise in accordance with Local Plan Policy HC13. • Conversion and Re-Use of Buildings in accordance with Local Plan Policy HC8. • Development on non-allocated sites on the edge of defined settlement development boundaries of first, second and third tier settlements (Policy S2) in circumstances where there is no 5 year supply subject to consideration against other policies in the Local Plan and the provisions of the NPPF. j) It does not adversely affect the purposes of the Peak District National Park and is not harmful to its valued characteristics. k) It preserves and/or enhances the character, appearance and local distinctiveness of the landscape and landscape setting of the Peak District National Park; l) It protects the Outstanding Universal Value of the Derwent Valley Mills World Heritage Site and its buffer zone. m) It does not lead to excessive encroachment or expansion of development away from the original buildings. n) In the case of proposals to re-use an existing building or buildings that are capable and worthy of conversion. Any such conversion will involve a building that positively contributes to an established local character and sense of place. In the case of replacement buildings they must bring about environmental improvement. o) In the case of new buildings for essential community facilities, they cannot be accommodated within the identified settlement development boundaries or through the re-use or replacement of an existing building. p) It comprises renewable energy development in accordance with Local Plan Policy PD7. q) Any significant loss of the best and most versatile agricultural land is outweighed by the benefits of the development and the development cannot be sited on land of lesser agricultural value. r) It will have a safe access and will not generate traffic of a type or amount which cumulatively would cause severe impacts on the transport network, or require improvements or alterations to rural roads which could be detrimental to their character. s) It does not undermine, either individually or cumulatively with existing or proposed development, the physical separation and open undeveloped character between nearby settlements either through contiguous extensions to existing settlements or through development on isolated sites on

Protecting The Historic Environment

The District Council will conserve heritage assets in a manner appropriate to their significance. This will take into account the desirability of sustaining and enhancing their significance and will ensure that development proposals contribute positively to the character of the built and historic environment. Particular protection will be given to designated and non-designated heritage assets and their settings including: • The Derwent Valley Mills World Heritage Site; • Listed Buildings; • Conservation Areas; • Scheduled Monuments; • Archaeological Sites or heritage features; • Registered Historic Parks and Gardens; and • Non-designated heritage assets. This will be achieved by: • Requiring all works that could impact on a heritage asset or its setting or sites with the potential to include assets, to be informed by a level of historical, architectural and archaeological evidence proportionate to their significance and sufficient to understand the potential impact of a proposal. Where appropriate, the Council may also require historical research and archaeological recording to be undertaken before works to a heritage asset commence. • Ensuring that development respects the Outstanding Universal Value of the Derwent Valley Mills World Heritage Site and is in accordance with the Management Plan. • The District Council taking proactive action in order to secure the repair and reuse of heritage assets 'at risk'. • Ensuring that development within areas that are likely to affect other known important sites, sites of significant archaeological potential, or those that become known through the development process are accompanied by, an archaeological evaluation. Planning conditions and/or obligations will be agreed to ensure that, wherever possible, archaeological or heritage features are recorded and retained intact/in situ. Where this is impractical, based on compelling and justifiable reasons, such features will be appropriately excavated and recorded prior to removal or relocation. • Requiring proposed developments that affect a heritage asset and/or its setting, including alterations and extensions to existing buildings, to demonstrate how the proposal has taken account of design, form, scale, mass, the use of appropriate materials and detailing, siting and views away from and towards the heritage asset in order to ensure that the design is holistic, sympathetic and minimises harm to the asset. • Requiring development proposals in Conservation Areas to demonstrate how the proposal has taken account of the local distinctive character and setting of the Conservation Area including open spaces and natural features and how this has been reflected in the layout, design, form, scale, mass, use of materials and detailing, in accordance with Character Appraisals where appropriate. • Requiring the retention of shop-fronts of architectural or historical value wherever possible. Proposals for replacement shop-fronts, signage and colour, or alterations to shop-fronts affecting heritage assets should respect the character, appearance, scale, proportion and special interest of the host building and its setting. • Continuing the District Council's programme of Conservation Area Character Appraisals. • Reviewing, updating and introducing where appropriate, Article 4 Directions to control permitted development in Conservation Areas. • Encouraging and where possible, supporting owners or occupiers of historic commercial buildings to improve and enhance their shop-fronts, windows, doors and signage in a traditional and sympathetic manner.

Land at Ashbourne Airfield (Phase 1), Ashbourne

Land amounting to 39.35 hectares is allocated for a mixed use development (Policy EC2(a)) comprising approximately 367 dwellings and 8 hectares of employment land (predominantly Use Class B1 Business and B2 General Industry uses with any Use Class B8 Storage and Distribution being ancillary to these uses) at Ashbourne Airfield as defined on the Policies Map. Development will be subject to compliance with adopted Local Plan policies and: • A comprehensive layout and site masterplan for the development incorporating community facilities proportionate to serve the needs of future residents of the site including a mixed use hub providing some or all of the following uses: a) Use Class A1 Retail/A2 Financial and Professional (no single unit in excess of 300m² and not more than 500m² in total). b) Use Class A3 restaurants/café(s)/A4 drinking establishments (not more than 500m² in total and no more than one drinking establishment). c) Use class D1 non-residential institution/community facilities (up to 750m²), and an enterprise centre incorporating small start-up office units (not more than 500m² in total). • Preparation of a detailed phasing programme covering the entire site, such a programme to ensure the provision of the employment development and residential development concurrently or as otherwise agreed with the District Council. • The provision of a new access to serve the comprehensive development comprising a new junction from the A52; a new access road to serve the business park which shall link through to Blenheim Road; a new internal road layout to serve the development incorporating footpaths and cycle paths. No more than 75 dwellings to be erected and occupied before the link to Blenheim Road has been laid out and constructed. • Preparation of a Transport Assessment and Travel Plan, including full highways design, specific consideration of public transport routes and subsidies, improvements to existing and development of new pedestrian/cycle routes. Provision for public transport, cycle and pedestrian routes to Ashbourne town centre. • Provision of a comprehensive landscaping plan including the retention of landscape features to the northern and eastern site boundaries, the provision of a substantial landscape buffer between existing and new development; Bradley Wood and the surrounding countryside and the enhancement of Green Infrastructure linkages. • The provision of a landscape bund alongside the south eastern and north eastern boundaries of Vital Earth at least 7.5m in height topped with 2m acoustic fencing. • The provision of a landscaped buffer to the rear of existing properties on Lady Hole Lane. No development shall take place on land south east of Lady Hole Lane. • The provision of tree planting along the south western boundary of the site (parallel with the A52). • Development shall have regard to the proximity of existing uses and the need to ensure adequate environmental safeguarding. • The provision of an area reserved for wildlife along the north eastern boundary. • Provision of public open space and green infrastructure on site with links established to the wider countryside. • Provision of the required proportion of affordable housing and provision of an appropriate mix of housing types to meet the needs of the community. • A desk and field based archaeological assessment of the site, including the identification of appropriate mitigation measures as required. • A site specific Flood Risk Assessment in accordance with the findings of the Derbyshire Dales Strategic Flood Risk Assessment, incorporating surface water control measures (SUDS) throughout the development. • Developer contributions towards the provision of infrastructure, educational services and other community services including open space, as required. • An Ecological Assessment (i.e. desk and field based assessments, habitats/species assessments/mitigation proposals). • A contamination and ground condition survey. • Development shall have regard to the need to ensure sufficient capacity in the local sewage network and receiving sewage treatment works.

Land to the Rear of Former RBS premises, Darley Dale

Land amounting to 4.41 hectares is allocated for residential development (Policy HC2 (k)) comprising approximately 135 dwellings at land to the rear of the former RBS premises, Darley Dale, as defined on the Policies Map. Development will be subject to compliance with adopted Local Plan policies and: • A comprehensive layout and site masterplan for the development incorporating community facilities proportionate to serve the needs of the local community including a new Darley Dale Medical Centre. • Provision of a new access to serve the comprehensive development comprising a new junction on the A6 frontage. Preparation of a Transport Assessment and Travel Plan, including full highways design, specific consideration of public transport routes, improvements to existing and development of new pedestrian/cycle routes. • Provision of the required proportion of affordable housing and provision of an appropriate mix of housing types to meet the needs of the community. • A comprehensive landscaping plan, including the retention of key landscape features including the retention of an open frontage to the A6 and along the existing DFS access road. • Provision of a comprehensive landscaping plan with provision of public open space and green infrastructure on site with links established to the wider countryside. • A desk and field based archaeological assessment and buildings appraisal. The development scheme should have due regard to the course of the Warney Brook and Mill Lade and to any resultant archaeological interest. • A site specific flood risk assessment in accordance with the findings of the Derbyshire Dales Strategic Flood Risk Assessment. • Developer contributions towards the provision of infrastructure, educational services and other community services including open space, as required. • Ecological Assessment (i.e. desk and field based assessments, habitats/species assessments/mitigation proposals). • Development shall have regard to the need to ensure sufficient capacity in the local sewage network and receiving sewage treatment works.

Land at Stancliffe Quarry, Darley Dale

Land amounting to 10.16 hectares is allocated for residential development (Policy HC2 (m)) comprising approximately 100 dwellings at land at Stancliffe Quarry, Darley Dale, as defined on the Policies Map. Development will be subject to compliance with adopted Local Plan policies and: • A comprehensive layout and site masterplan for the development. • The provision of a new access to serve the comprehensive development comprising a new junction on the A6 frontage. Preparation of a Transport Assessment and Travel Plan, including full highways design, specific consideration of public transport routes, improvements to existing and development of new pedestrian/cycle routes. • Provision of the required proportion of affordable housing and provision of an appropriate mix of housing types to meet the needs of the community. • A comprehensive landscape plan for the entire site including the retention of protected trees and woodland within the development (where feasible). • Preparation of a Woodland and Landscaping Management Plan for the entire site. • Submission of a scheme for the stabilisation of the north east quarry face adjacent to Stancliffe Hall. • Open space provision on site. • A Historic Environment Assessment. The scheme should consider and protect the setting of heritage assets, including the setting of Grade II Listed Stancliffe Hall and its associated estate, including listed boundary walls. • A site specific Flood Risk Assessment in accordance with the findings of the Derbyshire Dales Strategic Flood Risk Assessment. • Developer contributions towards the provision of infrastructure, educational services and other community services including open space as required. • Ecological Assessment (i.e. desk and field based assessments, habitats/species assessments/mitigation proposals). • Contamination and ground condition survey, and in the event that remedial works are required the extent of any mitigation measures to enable the site to be brought forward for development. • Development shall have regard to the need to ensure sufficient capacity in the local sewage network and receiving sewage treatment works. • Development shall have regard to the impact on the existing mineral resource.

Land off Gritstone Road/Pinewood Road, Matlock

Land amounting to 24.16 hectares is allocated for residential development (Policy HC2 (w)) comprising approximately 430 dwellings on land off Gritstone Road and Pinewood Road, Matlock, as defined on the Policies Map. Development will be subject to compliance with adopted Local Plan policies and: • Preparation of a comprehensive layout and site Masterplan for the development which provides for no built development (except essential flood risk and highway infrastructure) on the upper northern slopes beyond the extent of the protected Derwent Valley Aqueduct on the western side of the site (west of the existing reservoir). • The scheme should incorporate community facilities including a local centre, proportionate in size to serve the needs of future residents of the site. • Preparation of a phasing plan to secure the provision of a link road through the development from East to West (Gritstone Road to Pinewood Road) to be completed before 150 dwellings are constructed on the site and to secure any required improvements to Gritstone Road. • Preparation of a Transport Assessment and Travel Plan, including full highways design, specific consideration of public transport routes, improvements to existing and development of new pedestrian/cycle routes. • Provision of the required proportion of affordable housing and provision of an appropriate mix of housing types to meet the needs of the community. • A comprehensive landscaping plan, including the retention of existing dry stone walls as features within open space network. Woodland planting to be retained to screen development to the northern boundary. • Provision of open space and green infrastructure on site with links established to the wider countryside. • A Historic Environment Assessment. The scheme should consider the impact of development on the setting of heritage assets, including the setting of the Grade II Listed Wolds Farmhouse and the identification of appropriate mitigation measures as required. • A desk and field based archaeological assessment, including the identification of appropriate mitigation measures as required. • A site specific flood risk assessment in accordance with the findings of the Derbyshire Dales Strategic Flood Risk Assessment and focuses on the other sources of flooding (including surface water and groundwater). Development shall have regard to the need to ensure sufficient capacity in the local sewage network and receiving sewage treatment works. • A developer contribution towards the provision of infrastructure, educational services and other community services including open space, as required. • Ecological Assessment (i.e. desk based and field based assessments, habitats/species assessments/mitigation proposals).

Land at Halldale Quarry/Matlock Spa Road, Matlock

Land amounting to 27 hectares is allocated for mixed use development (Policy HC2(v) and Policy EC2(e)) comprising approximately 220 dwellings and 2 hectares of employment land at Halldale Quarry/ Matlock Spa Road, Matlock, as defined on the Policies Map. Development will be subject to compliance with adopted Local Plan policies and: • Preparation of a comprehensive layout and site masterplan for the development incorporating community facilities proportionate to serve the needs of future residents of the site. • Preparation of a detailed phasing programme covering the entire site, such a programme to ensure the provision of the employment development and residential development concurrently or as otherwise agreed with the District Council. • Preparation of a Transport Assessment and Travel Plan, including full highways design, specific consideration of public transport routes, improvements to existing and development of new pedestrian/cycle routes and implementation of measures to deter traffic diverting through Oker and Snitterton. • Provision of crossing facilities across Matlock Spa Road and the provision of footways up to and into the site. • Provision of the required proportion of affordable housing and provision of an appropriate mix of housing types to meet the needs of the community. • Provision of a comprehensive landscaping plan, including the retention of key landscape features. • Preparation of a scheme to address the impact of development on visual amenity including potential light pollution. • Provision of open space and green infrastructure on site with links established to the wider countryside. • The submission of an air quality assessment and hydrological and hydrogeological assessment which identifies any potential effects, and any mitigation measures necessary to avoid adverse effects on the integrity of the Peak District Dales SAC either as a standalone development or in combination with other plans or projects. • The submission of an assessment of the potential effects from recreation by future residents of the development on Peak District Dales SAC and any mitigation measures necessary to avoid adverse effects on the integrity of the Peak District Dales SAC either as a standalone development or in combination with other plans or projects. • A site specific Flood Risk Assessment in accordance with the findings of the Derbyshire Dales Strategic Flood Risk Assessment. • Development shall have regard to the need to ensure sufficient capacity in the local sewage network and receiving sewage treatment works. • Developer contributions towards the provision of infrastructure, educational services and other community services including open space as required. • Ecological Assessment (i.e. desk and field based assessments, habitats/species assessments/mitigation proposals). • Contamination and ground condition survey, and in the event that remedial works are required the extent of any mitigation measures to enable the site to be brought forward for development. • Development shall have regard to the impact on the existing mineral resource. • Provision of a comprehensive landscape and biodiversity mitigation plan, including the retention of key landscape and ecological features.

Land off Middleton Road/Cromford Road, Wirksworth

Land amounting to 9.46 hectares is allocated for mixed use development (Policy HC2(cc) and Policy EC2(f)) comprising approximately 150 dwellings and 2 hectares of employment land at land off Middleton Road/Cromford Road, Wirksworth, as defined on the Policies Map. Development will be subject to compliance with adopted Local Plan policies and: • A comprehensive layout and site masterplan for the development. • Preparation of a detailed phasing programme covering the entire site, such a programme to ensure the provision of the employment development and residential development concurrently or as otherwise agreed with the District Council. • Preparation of a Transport Assessment and Travel Plan, including full highways design, specific consideration of public transport routes, improvements to existing and development of new pedestrian/cycle routes. • Provision of enhanced pedestrian crossing facilities on the B5036. • Provision of the required proportion of affordable housing and provision of an appropriate mix of housing types to meet the needs of the community.

Extensions to Dwellings

The District Council will support proposals for the extension of residential properties, and for erection of outbuildings incidental to the enjoyment of the dwelling, provided all the following criteria are met: a) the plot size of the existing property is large enough to accommodate the extension or outbuilding without resulting in a cramped or overdeveloped site; b) the height, scale, form and design of the extension or outbuilding is in keeping with the scale and character of the original dwelling (taking into account any cumulative additions), and the site's wider setting and location; c) following construction of the extension, or outbuilding, sufficient space is available for the parking of cars, in line with the Council's Parking Standards, in a way that does not detract from the character and appearance of the area.

Housing Mix and Type

All new residential developments (both market and affordable and whether general needs or specialised) will be required to contribute towards the creation of sustainable, balanced and inclusive communities by meeting identified local and District housing needs in terms of housing mix, size and tenure. Generally, the larger the scale of development, the more opportunity exists for a wider range of dwelling types and sizes. The Council will seek to secure the following mix of housing as part of all residential developments of 11 dwellings or more. The final mix achieved on any site will be informed by the location, nature and size of the development site, character of the area, evidence of local housing need, turnover of properties at the local level and local housing market conditions. 1-bed 2-bed 3-bed 4+ bed Market 5% 40% 50% 5% Affordable 40% 35% 20% 5% All Dwellings 15% 40% 40% 5% In order to maximise flexibility in the housing stock, 1 and 2 bed affordable homes should be provided through an appropriate mix of bungalows and houses, whilst 3 and 4 bed affordable homes should be provided as houses. Proposals that do not provide for the above housing mix will be required to demonstrate how the development contributes to meeting the long term housing needs of the district particularly in regard to the housing needs of young people, families and the elderly. Planning permission will be granted for developments that provide an appropriate mix of housing having regard to the factors outlined above. Schemes that provide specialised accommodation whilst promoting independent living will be supported provided all of the following criteria are met: a) the type of specialised accommodation proposed meets identified District needs and contributes to maintaining the balance of the housing stock in the locality; b) the proposal relates well to the existing settlement and provides easy access to services and facilities, including public transport, enabling its residents' to live independently as part of the community; c) the design of the proposal, including any individual units of accommodation, is capable of meeting the specialised accommodation support and care needs of the occupier; and d) arrangements are in place to ensure the delivery of appropriate care and support packages. Schemes that provide registered care accommodation (Use Class C2) will be supported provided that the type of provision meets identified District needs. The District Council will encourage all residential developments to be designed and built to encourage sustainable and flexible living. In particular, it will provide accommodation that can be easily adapted to suit changing household needs and circumstances, including to cater for home working and to benefit household members with disabilities or older residents who may need care and support. All dwellings will therefore incorporate sufficient storage space and floor layouts which will provide practical usable space and a good standard of amenity.

Elderly Needs Accommodation

The District Council will support the provision of accommodation for older people which ensures that they are able to sustain on-going independence either in their own homes or with the support of family members. To enable this, the Council will support evidence-based proposals for the creation of self-contained annexes and extensions to existing dwellings in order to accommodate an elderly or disabled dependent. Planning permission will be granted for the creation of an annexe where there is a clear justification for a dependant or full-time carer provided the following criteria are met: a) the annexe is linked to the main dwelling by an internal door or doors; b) the annexe is readily convertible into an extension to the main dwelling when no longer required for family health circumstances. Permission may be granted to convert an existing outbuilding within the curtilage of a dwelling house to a self-contained annexe where it is not possible to attach the outbuilding to the main house. Any such application will require a legal agreement to ensure that a new dwelling is not created in an unsustainable location. Any outbuilding to be converted must be closely related to the main dwelling and have shared parking and amenity (garden) space.

Agricultural and Rural Workers Dwellings

The District Council will support proposals for the provision of dwellings to meet the needs of agricultural, forestry or other rural based workers. Planning permission will be granted where it can be demonstrated that all of the following criteria are satisfied: a) there is a clearly established functional need; b) the need relates to a full-time worker or one who is primarily employed in agriculture, forestry or other rural based enterprise which needs to be located in the area and does not relate to a part-time requirement; c) the unit and the agricultural / forestry or other rural based enterprise has been established for at least three years and has been profitable for at least one of them, is currently financially sound and has a clear prospect of remaining so. Where this need is unproven or a new business is being established, a temporary dwelling (such as a mobile home) may be permitted to allow time to establish that there is a genuine functional and financial need for a permanent dwelling. A temporary dwelling will only be permitted for a maximum period of 3 years; d) the functional need cannot be fulfilled by another existing building on the unit or within the locality that could be converted, or another existing dwelling on the unit or within the locality which is suitable and available for occupation by the worker concerned; e) the size of the dwelling is commensurate with the needs of the enterprise and is sustainable in terms of the viability of the activity; f) the dwelling is well related to either existing dwellings or buildings associated the activity with which it is required; g) the dwelling is not situated within an area of unacceptable flood risk. In all cases, the District Council will: • seek to prevent the sale of the dwelling separately from the site itself or any part of it without the prior approval of the District Council; • limit occupation of the dwelling to a person solely based in a rural based activity or; • to a person solely, mainly or last employed in agriculture within the locality, or to a widow or widower of such persons and to any resident dependants. Applications for the removal of restrictive occupancy conditions will only be granted where it can be demonstrated that: a) the restriction has outlived its original planning purpose, and; b) there is no reasonable prospect of the dwelling being occupied by an agricultural or other rural based worker as demonstrated by a comprehensive marketing exercise which reflects the nature of the occupancy restriction.

Affordable Housing

The District Council will seek to maximise the delivery of affordable housing across the Plan area by working in partnership with the Homes and Community Agency, Registered Providers, Developers and Local Communities. In order to address the significant need for affordable housing across the Plan area, all residential developments of 11 dwellings or more or with a combined floorspace of more than 1000 square metres should provide 30% of the net dwellings proposed as affordable housing. The affordable housing provision should be in the form of 80% social and affordable rented accommodation with the balance being provided as intermediate housing or discount starter homes. These proportions may be varied in light of individual site circumstances and local considerations with the agreement of the District Council. Where the proposed provision of affordable housing is below the requirements set out above, the District Council will require applicants to provide evidence by way of a financial appraisal to justify a reduced provision. Affordable housing provision should normally be provided in the form of completed dwellings, designed as an integral part of the development site itself and in perpetuity. In exceptional cases, the Council may allow provision of affordable housing off-site or by means of a financial contribution of equivalent value or through the provision of serviced land or a combination thereof.

Meeting Local Affordable Housing Need (Exception Sites)

In exceptional circumstances, planning permission will be granted for affordable housing on sites that would not normally be released for housing development subject to the following: a) the Council is satisfied that the development is of a size, type and tenure which can be justified by evidence of need from a local housing needs survey which cannot be readily met elsewhere in the locality, for the number and type of housing proposed; b) the scale is in keeping with the settlement's setting and its role in the settlement hierarchy; c) the site is considered to be the most suitable to meet the identified need; d) the site is accessible to a range of local facilities and services; e) it is not subject to any other over-riding environmental or other material planning constraints; f) unless the housing consists of discounted starter homes, appropriate legal agreements are secured in order to ensure that such dwellings will remain available as affordable housing for local need, in perpetuity with the necessary management arrangements; g) the gross internal floor area of these dwellings shall comply with the latest recommended standards used by the Homes and Communities Agency (or any successor organisation). In exceptional circumstances, planning permission will be granted for mixed affordable and open market housing as part of an exception site where it can be demonstrated that the provision of open market housing is required to facilitate the delivery of the local needs affordable housing. The amount of open market housing for which planning permission will be granted will be limited to that which is the minimum required to facilitate the delivery of the local needs affordable housing provided that: a) all the requirements set out in the clauses (a) to (g) above are met; b) the number of open market dwellings included in the scheme shall be no more than that required to provide the necessary number of local needs affordable dwellings at low cost and shall not be more than 50% of the total number in the scheme; c) it can be ensured that the development profits from the open market housing element of the scheme above a reasonable developer return (having regard to appropriate land values and margin on building costs) are employed in subsidising the local needs element; d) the affordable housing element of the scheme is delivered in accordance with a programme agreed beforehand with the Local Planning Authority.

Gypsy and Traveller Provision

Within the Plan area, there is a requirement for a minimum of 9 Gypsy and Traveller pitches for the period 2013-2033. The District Council will safeguard 0.3ha of land at Watery Lane, Ashbourne as identified on the Local Plan Policies Map for at least 6 Gypsy and Traveller pitches. Provision for a further 3 pitches will be met on unallocated sites in accordance with the provisions of this policy. The District Council will safeguard existing authorised and committed sites, for Gypsy, Traveller and Travelling Showpeople uses provided there remains a need for these uses within the Local Plan area. The Council will ensure that a five year supply of specific deliverable sites for Gypsies and Travellers is maintained throughout the lifetime of the Local Plan. The following considerations will be taken into account in the determination of applications for Gypsy and Traveller sites: a) the proposal will not have a significant detrimental impact on neighbouring residential amenity or other land uses; b) the site has safe and satisfactory vehicular and pedestrian access to the surrounding principal highway network and would not result in a level of traffic generation which is inappropriate for roads in the area; c) the site is situated in a suitable location in terms of local amenities and services including schools, shops, health services, and employment opportunities to allow access by sustainable means; d) the site is capable of providing adequate on-site services for water supply, mains electricity, facilities for recycling and waste disposal and foul and surface water drainage; e) the site will enable vehicle movements, parking and servicing to take place, having regard to the number of pitches/plots and their requirements as well as enabling access for service and emergency vehicles; f) the site is not situated within an area at high risk of flooding; g) the development is well planned and incorporates soft landscaping measures in order to mitigate the impact upon the character or appearance of the local area, the landscape or sites/areas of nature conservation value or heritage assets; h) the site is capable of providing adequate levels of privacy and residential amenity for site occupiers; i) the site is suitable taking account of ground conditions, land stability and other environmental risks and nuisances, with appropriate mitigation secured prior to occupation.

Replacement Dwellings

The replacement of dwelling houses outside defined settlement development limits will only be permitted where all of the following criteria are met: a) the residential use has not been abandoned; b) the existing use as a dwelling is lawful; c) the number of dwelling units on the site is not increased; d) the existing dwelling does not make a positive contribution to landscape character or distinctiveness such that it should be retained; e) the scale, form, design and massing of the replacement dwelling does not detract from the character or appearance of its setting or surroundings; f) the existing dwelling is not a caravan or mobile home; g) the existing dwelling is demolished.

Conversion and Re-Use of Buildings for Residential Accommodation

Outside defined settlement development limits, the conversion and/or re-use of existing buildings to residential use from other uses will be permitted where all of the following criteria are met: a) the building or group of buildings are of permanent and substantial construction; b) the form, bulk and general design of the existing building or group of buildings make a positive contribution to the character and appearance of its surroundings; c) the building or group of buildings can be converted without extensive alteration, rebuilding or extension; d) the conversion does not have a detrimental impact upon the character and appearance of the building or group of buildings and its surroundings.

Residential Sub-Division of Dwellings

In considering proposals for the sub-division of existing dwellings into two or more self-contained residential units the Council will have regard to: a) the provision of adequate vehicular access, car parking, amenity space and facilities for recycling and refuse storage; b) the adequacy of the internal accommodation in terms of privacy, natural light and outlook relative to the intensity of occupation envisaged; c) the likely impact on the character and appearance of the immediate neighbourhood of the design, scale, form and footprint of any proposed extension or alteration; d) no significant new extension should be made to any dwelling located outside defined settlement development limits: minor extension may be permitted only where essential in order for the new units to achieve basic living standards; e) the sustainability of the new development based around the site location and its relationship to the Plan's settlement hierarchy, including accessibility to shops, services and facilities; f) the need to minimise built form through the conversion of any existing outbuildings.

Land at Ashbourne Airfield (Phase 1)

Site developed for employment, housing, retail, open space and community facilities. New access provided to the A52. Green Infrastructure linkages enhanced. Mitigation of identified impacts.

Land to the rear of Former RBS premises, Darley Dale

Site developed for housing and open space. New access provided to A6. Mitigation of identified impacts.

Land at Stancliffe Quarry, Darley Dale

Site developed for housing and open space. New access provided to A6. Mitigation of identified impacts.

Land off Gritstone Road/ Pinewood Road, Matlock

Site developed for housing, open space and community facilities. Mitigation of identified impacts.

Land at Halldale Quarry/ Matlock Spa Road, Matlock

Site developed for housing, open space and community facilities. Mitigation of identified impacts.

Land off Middleton Road/Cromford Road, Wirksworth

Land amounting to 9.46 hectares is allocated for mixed use development (Policy HC2(cc) and Policy EC2(f)) comprising approximately 150 dwellings and 2 hectares of employment land at land off Middleton Road/Cromford Road, Wirksworth, as defined on the Policies Map. Development will be subject to compliance with adopted Local Plan policies and: • A comprehensive layout and site masterplan for the development. • Preparation of a detailed phasing programme covering the entire site, such a programme to ensure the provision of the employment development and residential development concurrently or as otherwise agreed with the District Council. • Preparation of a Transport Assessment and Travel Plan, including full highways design, specific consideration of public transport routes, improvements to existing and development of new pedestrian/cycle routes. • Provision of enhanced pedestrian crossing facilities on the B5036. • Provision of the required proportion of affordable housing and provision of an appropriate mix of housing types to meet the needs of the community. • Provision of a comprehensive landscaping plan which includes the retention of landscape and ecological features and the provision of a substantial landscape buffer between the development and Local Wildlife Site DD451, which sits within the north-western boundary of the site, and compensation for any residual biodiversity impacts at the site. • Provision of open space and green infrastructure on site with links established to the wider countryside. • The submission of an air quality assessment which identifies any potential effects, and any mitigation measures necessary to avoid adverse effects on the integrity of the Gang Mine SAC either as a standalone development or in combination with other plans or projects. • The submission of an assessment of the potential effects from recreation by future residents of the development on Gang Mine SAC and any mitigation measures necessary to avoid adverse effects on the integrity of the Gang Mine SAC either as a standalone development or in combination with other plans or projects. • A desk and field based archaeological assessment. • The submission of a Historic Environment Assessment. The scheme should include consideration of the effects of development on the setting of Wirksworth and Middleton Conservation Areas. • A site specific Flood Risk Assessment in accordance with the findings of the Derbyshire Dales Strategic Flood Risk Assessment. • Site specific hydrogeological assessment into the potential impacts of the development and mitigation measures required to ensure the ongoing protection of groundwater in the underlying Source Protection Zone 1 of a public water supply. • Developer contributions towards the provision of infrastructure and other community facilities including the provision of a replacement primary school for Wirksworth, biodiversity compensation and the appropriate amount of open space. • Ecological Assessment (i.e. desk and field based assessments, habitats/species assessments and mitigation and compensation proposals). • Contamination and ground condition survey, and in the event that remedial works are required the extent of any mitigation measures to enable the site to be brought forward for development. • The submission of a Heritage Impact Assessment (HIA) to assess the impact of development on the Derwent Valley Mills World Heritage Site and/or its Buffer Zone and its Outstanding Universal Value.

Land at Middle Peak Quarry, Wirksworth

Land amounting to 62.0 hectares is allocated for mixed use development (Policy HC2(dd)) comprising approximately 645 dwellings, convenience 'local centre' retail facilities, Use Class B1 Office Accommodation and community facilities at Middle Peak Quarry, Wirksworth, as defined on the Policies Map. Development will be subject to compliance with adopted Local Plan policies and: • A comprehensive layout and site masterplan for the development. • Preparation of a detailed phasing programme covering the entire site to include the provision of a local centre circa 280 square metres (net sales area). • Preparation of a Transport Assessment and Travel Plan, including full highways design, specific consideration of public transport routes, improvements to existing and development of new pedestrian/cycle routes. • Provision of enhanced pedestrian crossing facilities on the B5023. • Provision of the required proportion of affordable housing and provision of an appropriate mix of housing types to meet the needs of the community. • Provision of a comprehensive landscaping plan, including the retention of landscape and ecological and geological features. • Provision of open space and green infrastructure on site with links established to the wider countryside. • The submission of an air quality assessment which identifies any potential effects, and any mitigation measures necessary to avoid adverse effects on the integrity of the Gang Mine SAC either as a standalone development or in combination with other plans or projects. • The submission of an assessment of the potential effects from recreation by future residents of the development on Gang Mine SAC and any mitigation measures necessary to avoid adverse effects on the integrity of the Gang Mine SAC either as a standalone development or in combination with other plans or projects. • A desk and field based archaeological assessment. • The submission of a Historic Environment Assessment. The scheme should include consideration of the effects of development on the setting of Wirksworth and Middleton Conservation Areas. • A site specific Flood Risk Assessment in accordance with the findings of the Derbyshire Dales Strategic Flood Risk Assessment. • Site specific hydrogeological assessment into the potential impacts of the development and mitigation measures required to ensure the ongoing protection of groundwater in the underlying Source Protection Zone 1 of a public water supply. • Developer contributions towards the provision of infrastructure, and other community facilities including the provision of a replacement primary school for Wirksworth, and the appropriate amount of open space. • Ecological Assessment (i.e. desk and field based assessments, habitats/species assessments and mitigation and compensation proposals). • Contamination and ground condition survey, and in the event that remedial works are required the extent of any mitigation measures to enable the site to be brought forward for development. • Development shall have regard to the impact on the existing mineral resource. • Developer contributions to address any net loss of biodiversity within the site through off-site biodiversity compensation.

Land at Ashbourne Airfield (Phase 2), Ashbourne

Land amounting to 58.68 hectares is allocated for a mixed use development (Policy HC2(d) and Policy EC2(b)) comprising approximately 1100 dwellings and 6-8 hectares of employment land at Ashbourne Airfield as defined on the Policies Map. Development will be subject to compliance with adopted Local Plan policies and: • A comprehensive layout and site masterplan for the development incorporating community / educational facilities proportionate to serve the needs of future residents of the site. • Preparation of a detailed phasing programme covering the entire site, such a programme to ensure the provision of the employment development and residential development concurrently or as otherwise agreed with the District Council. • Preparation of a Transport Assessment and Travel Plan, including full on-site and off-site highways design, specific consideration of public transport routes and subsidies, improvements to existing and development of new pedestrian/cycle routes. Provision for public transport, cycle and pedestrian routes to Ashbourne town centre. • Provision of a comprehensive landscaping plan, including the retention of landscape and ecological features. • Provision of open space and green infrastructure on site with links established to the wider countryside. • Development shall have regard to the proximity of existing uses and the need to ensure adequate environmental safeguarding. • Provision of the required proportion of affordable housing and provision of an appropriate mix of housing types to meet the needs of the community. • A desk and field based archaeological assessment of the site including the identification of appropriate mitigation measures as required. • A site specific Flood Risk Assessment in accordance with the findings of the Derbyshire Dales Strategic Flood Risk Assessment, incorporating surface water control measures (SUDS) throughout the development. • Developer contributions towards the provision of infrastructure, educational services and other community services including open space, as required. • An Ecological Assessment (i.e. desk and field based assessments, habitats/species assessments/mitigation proposals). • A contamination and ground condition survey.

Land at Cawdor Quarry, Matlock

Land amounting to 28.44 hectares is allocated for mixed use development (Policies HC2(t), Policy HC2(y) and EC2(d)) comprising approximately 470 dwellings and 1 hectare of employment land at Cawdor Quarry, including land at the former Permanite works as defined on the Policies Map. Development will be subject to compliance with adopted Local Plan policies and: • A comprehensive layout and site masterplan for the development. • Preparation of a detailed phasing programme covering the entire site, such as a programme to ensure the provision of employment development and residential development concurrently or as otherwise agreed with the District Council. • Preparation of a Transport Assessment and Travel Plan, including full highways design, specific consideration of public transport routes, improvements to existing and development of new pedestrian/cycle routes, implementation of measures to deter traffic diverting through Oker and Snitterton and exclusion of any vehicular access from the West of the site. • Provision of the required proportion of affordable housing and provision of an appropriate mix of housing types to meet the needs of the community. • Provision of a comprehensive landscaping plan, including the retention of key landscape ecological and geological features. • Provision of open space and green infrastructure on site with links established to the wider countryside. • A desk and field based archaeological assessment. • The submission of a Historic Environment Assessment to consider the impact of development on the setting of Snitterton Hall and other heritage assets in the vicinity of the site. • Preparation of a scheme to address the impact of development on visual amenity including light pollution. • A site specific Flood Risk Assessment in accordance with the findings of the Derbyshire Dales Strategic Flood Risk Assessment. • Developer contributions towards the provision of infrastructure, educational services and other community services, green space and biodiversity as required. • Ecological Assessment (i.e. desk and field based assessments, habitats/species assessments proposals and mitigation and compensation proposals). • Contamination and ground condition survey, and in the event that remedial works are required the extent of any mitigation measures to enable the site to be brought forward for development.

Location of Housing Development

The District Council will ensure provision is made for housing, taking into account all other policies in this Local Plan by: • Supporting the development of specific sites through new site allocations in the Local Plan or a Neighbourhood Plan. • Promoting the effective reuse of land by encouraging housing development including redevelopment, infill, conversion of existing dwellings and the change of use of existing buildings to housing, on all sites suitable for that purpose. • Supporting housing development on unallocated sites in accordance with the defined Settlement Hierarchy (Policy S2). • Encouraging the inclusion of housing in mixed use schemes where housing can be accommodated in an acceptable manner without compromising other planning objectives. • Supporting development identified through a Community Right to Build Order. • Supporting self-build housing schemes where there is an identified need. • Supporting development promoted through a Community Land Trust. The Council will monitor actual and forecast provision through the Monitoring Report and its housing trajectory to ensure that there is a 5 year supply of deliverable housing sites against the housing requirement in the Local Plan. In circumstances where there is no 5 year supply, the Council will give consideration to approving development on non-allocated sites on the edge of first, second and third tier settlements (Policies S2 and S4) subject to consideration against other policies in the Local Plan and the provisions of the NPPF. If the indicators outlined in the Housing Implementation Strategy demonstrate that there is persistent under delivery against the housing requirements of the Plan area, the District Council will review the Local Plan to bring forward additional sites for housing.

Housing Land Allocations

The following sites as identified on the Policies Map will be allocated for housing or mixed use development. The District Council will work with developers and the local community to bring forward sustainable developments in accordance with the other policies in the Local Plan. Reference | Location | Settlement | Site Area | No. of Dwellings HC2(a) | Land at Lathkill Drive | Ashbourne | 1.93 | 0 (35) HC2(b) | Former Mirage Hotel, Derby Road | Ashbourne | 0.41 | 20 HC2(c) | Land at Ashbourne Airfield (Phase 1) | Ashbourne | 14.55 | 0 (367) HC2(d) | Land at Ashbourne Airfield (Phase 2)* | Ashbourne | 49.93 | 1100* HC2(e) | Land off Cavendish Drive | Ashbourne | 1.22 | 28 HC2(f) | Land to North of A52 | Brailsford | 1.86 | 32 HC2(g) | Land off Luke Lane | Brailsford | 1.23 | 0 (35) HC2(h) | Land at Luke Lane / Mercaston Lane | Brailsford | 1.51 | 0 (47) HC2(i) | Land at Old Hackney Lane | Darley Dale | 1.68 | 57 HC2(j) | Land off Old Hackney Lane | Darley Dale | 0.49 | 9 HC2(k) | Land to the rear of RBS | Darley Dale | 4.41 | 135 HC2(l) | Land off Normanhurst Park | Darley Dale | 1.70 | 20 HC2(m) | Land at Stancliffe Quarry | Darley Dale | 10.16 | 100 HC2(n) | Land at Cavendish Cottage | Doveridge | 1.89 | 0 (46) HC2(o) | Land at Derby Road/ Hall Drive | Doveridge | 5.65 | 0 (85) HC2(p) | Land at Marston Lane | Doveridge | 1.29 | 18 HC2(q) | Land off Wheeldon Way | Hulland Ward | 2.12 | 0 (48) HC2(r) | Land East of Ardennes | Hulland Ward | 0.88 | 0 (18) HC2(s) | Land off A517 and Dog Lane | Hulland Ward | 1.68 | 0 (33) HC2(t) | Land at Cawdor Quarry | Matlock | 26.65 | 0 (432) HC2(u) | Land at RBS, Matlock | Matlock | 0.35 | 24 HC2(v) | Land at Halldale Quarry | Matlock | 27.00 | 0 (220) HC2(w) | Land off Gritstone Road/ Pinewood Road | Matlock | 24.16 | 430 HC2(x) | Land to the north of Porter Lane, East of Main Street | Middleton By Wirksworth | 1.53 | 45 HC2(y) | Former Permanite Works, West of Cawdor Quarry | South Darley | 1.79 | 50 HC2(z) | Land at Thatcher's Croft | Tansley | 0.66 | 0 (19) HC2(aa) | Whitelea Nursery | Tansley | 1.03 | 27 HC2(bb) | Land at Tansley House Gardens | Tansley | 2.20 | 0 (49) HC2(cc) | Land at Middleton Road | Wirksworth | 9.46 | 150 HC2(dd) | Land at Middlepeak Quarry | Wirksworth | 62.0 | 645** TOTAL PROVISION ON ALLOCATED SITES | 2890 *Development at this site will extend beyond 2033. Assumed completion of circa 800 dwellings 2017-2033 **Development at this site will extend beyond 2033. Assumed completion of circa 540 dwellings 2017-2033.

Self-Build Housing Provision

Where there is a proven demand for self-build housing provision as demonstrated by the Council's Self-Build Housing Register, developers will be encouraged to make provision for small builders or individuals or groups who wish to custom build their own home as part of all housing allocations included within this Local Plan. In determining the nature and scale of provision, the District Council will have regard to considerations of viability and site specific circumstances.

Affordable Housing

The District Council will seek to maximise the delivery of affordable housing across the Plan area by working in partnership with the Homes and Community Agency, Registered Providers, Developers and Local Communities. In order to address the significant need for affordable housing across the Plan area, all residential developments of 11 dwellings or more or with a combined floorspace of more than 1000 square metres should provide 30% of the net dwellings proposed as affordable housing. The affordable housing provision should be in the form of 80% social and affordable rented accommodation with the balance being provided as intermediate housing or discount starter homes. These proportions may be varied in light of individual site circumstances and local considerations with the agreement of the District Council. Where the proposed provision of affordable housing is below the requirements set out above, the District Council will require applicants to provide evidence by way of a financial appraisal to justify a reduced provision. Affordable housing provision should normally be provided in the form of completed dwellings, designed as an integral part of the development site itself and in perpetuity. In exceptional cases, the Council may allow provision of affordable housing off-site or by means of a financial contribution of equivalent value or through the provision of serviced land or a combination thereof.

Strategic Housing Development

The District Council will accommodate at least 5,680 dwellings over the period 2013 - 2033. In order to accommodate this requirement, sufficient land will be identified to accommodate at least 2,485 dwellings on new sites allocated in Policy HC2.

Matlock / Wirksworth / Darley Dale Development Strategy

The District Council will seek to promote the sustainable growth of Matlock, Wirksworth and Darley Dale whilst promoting and maintaining the distinct identity of its settlements, provide an increasing range of employment opportunities, promote the growth of a sustainable tourist economy and meet the housing needs of the local community. This will be achieved by: a) Promoting and maintaining the distinct identity of the settlements which make up the central area by; • Protecting sites designated for environmental value, public open spaces, local and European wildlife sites, recreation areas and allotments. • Maintaining a strategic gap between Matlock and Darley Dale through the protection of important open spaces in order to avoid the coalescence of Matlock and Darley Dale (Policy PD10). • Maintaining and, where possible, enhancing the vitality and viability of Matlock and Wirksworth Town Centres. • Maintaining and, where possible, enhancing the vitality and viability of Darley Dale local centre. • Supporting the redevelopment of land between Bakewell Road and Imperial Road, Matlock for a mixed use regeneration scheme. • Supporting development proposals that maximise the potential of the River Derwent as a key asset of Matlock town centre. • Protecting and enhancing the historic environment. • Protecting and, where possible, enhancing biodiversity and geodiversity. b) Providing for the housing needs of the community by planning for sustainable housing and mixed use developments by; • Allocating a range of suitable, deliverable housing sites sufficient to meet the requirements of the Plan area including the delivery of appropriate levels of affordable housing to meet local needs. • Supporting the development of new housing on sustainable sites. • Supporting the development of new housing within the mixed redevelopment of industrial legacy sites including Cawdor Quarry, Halldale Quarry, Middle Peak Quarry and Middleton Road. c) Encouraging the growth of local employment opportunities and supporting the diversification of the economy and growth of local business by; • Allocating suitable, deliverable sites for industrial and business use sufficient to meet the economic needs of the area. • Supporting the provision of employment within mixed redevelopment of the industrial legacy sites including Cawdor Quarry (Matlock), Halldale Quarry (Matlock) and Middleton Road (Wirksworth). • Encouraging the growth of sustainable tourism. • Safeguarding existing employment sites for industrial and business use unless specifically allocated for an alternative use. • Protecting the Outstanding Universal Value of the Derwent Valley Mills World Heritage site whilst also realising its economic potential. • Supporting the development of Matlock Bath as a tourist destination for the 21st Century. d) Supporting enhancements to key community services and infrastructure and connectivity to meet the needs of the local population and support growth by; • Working with partner organisations to enable improvements to school capacity in the area through the safeguarding of sites for existing and future educational purposes. • Working with the Clinical Commissioning Group to facilitate improvements to health provision in Matlock and Darley Dale. • Supporting improvements to the range and quality of town centre retail and services in Matlock and Wirksworth town centres. • Supporting the implementation of the Derwent Valley Cycleway and White Peak Loop. • Working to maintain and improve the provision of local leisure and cultural facilities and services.

Settlement Hierarchy

Proposals for new development will be directed towards the most sustainable locations in accordance with the following settlement hierarchy. This will ensure that development reduces the need to travel and promotes sustainable communities based on the services and facilities that are available in each settlement. The use of previously developed land and buildings will be encouraged. Market Towns – First Tier Matlock, Ashbourne and Wirksworth These are the District's main towns. They are the primary focus for growth and development to safeguard and enhance their strategic roles as employment and service centres. They will continue to provide significant levels of jobs and homes, together with supporting community facilities and infrastructure to meet their economic potential in the most sustainable way, consistent with maintaining or enhancing key environmental attributes. Local Service Centre – Second Tier Darley Dale Darley Dale is an amalgam of smaller settlements which has the ability to support sustainable patterns of living in the District because of the current levels of facilities, services and employment opportunities that are available. It has the ability to provide for additional jobs and homes in order to help sustain and, where necessary, enhance current services and facilities, promoting better levels of self-containment and a viable, sustainable community. Accessible Settlements with Some Facilities – Third Tier Brailsford, Clifton, Cromford, Darley Bridge, Doveridge, Hulland Ward, Matlock Bath, Middleton, Northwood, Rowsley, Sudbury and Tansley. These villages possess some facilities and services that, together with local employment, provide the best opportunities outside the first and second tier settlements for greater self-containment. They will provide for reduced levels of development in comparison to higher order settlements in order to safeguard and, where possible, improve their role consistent with maintaining or enhancing key environmental attributes. Settlement boundaries for First, Second and Third Tier settlements are defined on the Policies Maps. New development should be focused within the settlement boundaries of these settlements in accordance with their scale, role and function unless otherwise indicated in the Local Plan. Accessible Settlements with Minimal Facilities – Fourth Tier Bonsall, Brassington, Carsington, Kniveton, Kirk Ireton, Marston Montgomery Accessible Settlements with minimal facilities are defined as settlements with a very limited range of employment, services and facilities.

Local Infrastructure Provision and Developer Contributions

The District Council will work with partners to ensure that infrastructure will be in place at the right time to meet the needs of the District and to support the development strategy. The release of land for development will be informed by capacity in the existing local infrastructure to meet the additional requirements arising from new development. Suitable arrangements will be put in place to improve infrastructure, services and community facilities, where necessary. This will be achieved by: • Providing for health and social care facilities, in particular supporting the proposals that help to deliver the Derbyshire Health and Wellbeing Strategy and other improvements to support local Clinical Commissioning Groups. • Requiring that new development is suitably located and supported by appropriate complementary measures to ensure accessibility to services and jobs and the health and well-being of local communities. • Facilitating enhancements to the capacity of education, training and learning establishments throughout the Plan Area. • Securing new transport infrastructure, including for walking and cycling to encourage modal shift, address traffic congestion and support growth identified in the Local Plan. • Providing for strategic enhancement of the energy and utilities networks. • Supporting improvements to and extension of telecommunications and the provision

Sustainable Development Principles

All developments should seek to make a positive contribution to

Ashbourne Development Strategy

The District Council will seek to promote the sustainable growth of Ashbourne whilst seeking to safeguard its important role as a historic market town serving a wide rural hinterland. This will be achieved by; a) Protecting and enhancing the unique character of Ashbourne whilst also seeking to meet its future development needs by: • protecting sites designated for environmental value, public open spaces, local and European wildlife sites, recreation areas and allotments; • maintaining and where possible enhancing, the vitality and viability of Ashbourne Town Centre; • protecting and enhancing the historic environment; • protecting and where possible enhancing biodiversity and geodiversity. b) Providing for the housing needs of the community by planning for sustainable housing and mixed use developments by: • allocating a range of suitable, deliverable housing sites sufficient to meet the requirements of the Plan area including the delivery of appropriate levels of affordable housing to meet local needs; • supporting the development of new housing on sustainable sites; • supporting the development of new housing within the mixed redevelopment of opportunity sites such as Ashbourne Airfield. c) Encouraging the growth of local employment opportunities and supporting the diversification and growth of local business by: • providing a new access to, and link road through the Ashbourne Airfield Industrial Estate to help realise the full economic potential of the site; • allocating suitable, deliverable sites for industrial and business use sufficient to meet the economic needs of the area; • supporting the retention and provision of employment within mixed redevelopment of the industrial legacy sites; • encouraging the growth of sustainable tourism; • safeguarding existing employment sites for industrial and business use unless specifically allocated for an alternative use. d) Supporting enhancements to key community services and infrastructure and connectivity to meet the needs of the local population and support growth by: • supporting the principle of a second bypass to connect the A52 west of the town with the A515 to the north should funding opportunities arise; • working with partner organisations to secure the implementation of appropriate traffic management and mitigation measures; • working with partner organisations to enable improvements to school capacity in the area through the safeguarding of sites for existing and future educational purposes; • working with the Clinical Commissioning Group to facilitate improvements to health provision in Ashbourne; • supporting improvements to the range and quality of town centre retail and services in Ashbourne town centre; • working with partner organisations and developers to improve traffic flows throughout the town and minimising traffic congestion in the town centre; • working to maintain and improve the provision of local leisure and cultural facilities and services.

Rural Parishes Development Strategy

The District Council will seek to promote the sustainable growth of the rural parishes whilst promoting and maintaining the distinct identity and historic character of individual settlements, improving accessibility to services and facilities wherever possible and meeting the housing needs of local communities. This will be achieved by; a) Promoting and maintaining the distinct identity of the settlements which make up the rural parishes by: • protecting the character and local distinctiveness of the villages and hamlets; • protecting sites designated for environmental value, public open spaces, local and European wildlife sites, recreation areas and allotments; • protecting and enhancing key rural services and facilities which support rural communities including shops, public houses, village halls etc; • protecting the open countryside and high quality environment from inappropriate development; • protecting and enhancing the historic environment of rural villages. b) Providing for the housing needs of the community by planning for sustainable housing and mixed use developments by: • allocating a range of suitable, deliverable housing sites sufficient to meet the requirements of the Plan area including the delivery of appropriate levels of affordable housing to meet local needs; • supporting the development of affordable housing on rural exception sites; • supporting the development of new housing on sustainable sites. c) Encouraging the growth of local employment opportunities and supporting the diversification and growth of local business by: • encouraging farm diversification schemes in sustainable locations; • supporting the retention of existing and provision of new employment within existing communities; • encouraging the growth of sustainable tourism in appropriate locations. d) Protecting existing and supporting enhancements to key community services and infrastructure and connectivity to meet the needs of the local population and support growth by: • working with partner organisations to enable improvements to school capacity in the area through the safeguarding of sites for existing and future educational purposes; • working with the Clinical Commissioning Group to facilitate improvements to health provision in rural centres.

Sustainable Development Principles

All developments should seek to make a positive contribution towards the achievement of sustainable development by improving the economic, environmental and social conditions of the area wherever possible. This will be achieved by: • Meeting most development needs within or adjacent to existing communities having regard to the defined settlement hierarchy (Policy S2). • Making efficient and effective use of land, particularly land which has been previously developed, (including the remediation of contaminated land and addressing land instability issues), buildings and existing infrastructure (Policy PD9). • Making efficient use of land by optimising the use of sites whilst also reflecting the character, accessibility and infrastructure capacity of the area. • Conserving and, where possible, enhancing the distinct Peak District character, the natural and historic environment, including the setting of settlements both within the Plan area and its surrounding areas including the Peak District National Park (Policies S3, S4, PD1, PD2, PD5 and EC8). • Providing for a mix of types and tenures of quality homes to meet the needs and aspirations of existing and future residents in sustainable locations (Policy HC11). • Supporting the local economy and businesses by providing for a range of economic developments that provide employment opportunities suitable for local people in environmentally, socially and economically sustainable locations and generally encourage larger developments to incorporate mixed uses, where possible, to do so as to reduce the need to travel (Policies EC1, EC2, EC3, EC4 and EC5). • Minimising the need to travel by promoting development in locations where there is access to a broad range of jobs, services and facilities which are accessible by foot, cycle or public transport with reduced reliance on the private car (Policy HC19). • Minimising the risk of damage to areas of importance for nature conservation and/or landscape value, both directly and indirectly and ensuring that there is suitable mitigation for a net gain in biodiversity and the creation of ecological networks (Policy PD3). • Encouraging the protection and prudent use of natural resources including water, by promoting water efficiency, water conservation, pollution prevention and minimising waste and increasing recycling (Policy PD7). • Seeking to secure developments which provide a high standard of amenity for all existing and future occupants of land and buildings, ensuring communities have a healthy, safe and attractive living environment and the risks from pollution and other potential hazards are minimised and, where appropriate, mitigated (Policy HC11). • Seeking to secure high quality, locally distinctive and inclusive design and layout in all development (Policy PD1). • Taking into account the impacts of climate change by following a sequential approach to flood risk that seeks to direct development away from areas at highest risk, but where development is necessary, making it safe without increasing flood risk elsewhere (Policy PD7). • Giving priority to the use of Sustainable Drainage Systems to limit surface water run-off, provide local amenity value, and improve and protect the District's water quality and groundwater resources from potentially polluting development in line with the objectives of the Water Framework Directive (Policy PD8). • Ensuring that development does not have an adverse effect on the integrity of European Sites (Policy PD3). • Maintaining and where possible, enhancing accessibility to a good range of services and facilities, and not putting an unreasonable burden on existing infrastructure and services (Policy S2). • Ensuring that development proposals do not prejudice the development potential of an adjacent site or larger area in a comprehensive manner. In order to enable required development to take place, in some cases mitigation measures will be needed to address the impacts of new development on existing infrastructure and on nearby sensitive areas.

Town and Local Centres

The District Council will seek to maintain and where possible, enhance the vitality and viability of town centres, district centres and local centres as defined on the Policies Map in accordance with their function, scale and identified development needs. Town centre uses will be located according to the Retail Hierarchy as follows: a) Principal Town Centres: Matlock, Ashbourne, Wirksworth b) Small Town Centres: Matlock Bath c) District Centres: Darley Dale, Cromford d) Local Centres This will be achieved by: • Permitting appropriate retail, leisure, and other commercial development in centres of a scale and type appropriate to the role and function of that centre. • Strengthening the vitality and viability and enhancing consumer choice in town centres by supporting the provision of new retail floor space consistent with their function and scale in accordance with identified needs. • Requiring town centre use developments (including extensions to existing stores) to comply with the sequential approach to site selection. Applicants should demonstrate that there are no suitable and available sites within the defined centre that could accommodate development. Preference will be given to accessible, edge-of-centre sites that are well related to the town centre and accessible by public transport. Out-of-centre proposals will only be supported when there are no suitable in-centre or edge-of-centre sites available. • Requiring proposals for town centre uses of 300 square metres (net sales for A1) or more outside the defined centres to be supported by an impact assessment. Developer contributions may be sought to mitigate identified impacts on defined centres where appropriate. Proposals with a significant adverse impact will be refused. • Creating safe, attractive and accessible town, district and local centres, providing a good range of shopping, food and drink uses, services, offices, and entertainment, leisure and cultural facilities, and high quality public spaces. • Proposals that would create a concentration of evening economy uses (A3, A4 & A5) that would give rise to social and environmental issues will not be supported. • Ensuring that there are adequate parking facilities in suitable locations to serve town centre developments and they are accessible by public transport, walking and cycling. • Town centre regeneration proposals should seek to connect to and where appropriate, improve existing or proposed Public Rights of Way and multi-user trails. • Ensuring that there is adequate provision for servicing and deliveries. • Supporting proposals that seek to deliver qualitative environmental improvements and support the local distinctiveness of town centre environments through high quality design. • Supporting proposals that would help to deliver regeneration programmes and implement relevant town centre initiatives. • Requiring active ground floor frontages to be maintained and created within town centres with appropriate town centre uses. • Protecting the vitality and viability of the facilities within local centres by supporting proposals for town centres uses, including retail, leisure and office development of less than 300 square metres (net sales area). Proposals above this threshold should comply with the identified sequential test and impact assessment requirements. Applications for a change of use from A1 retail within these centres should demonstrate that the current use is no longer required to serve the local community and is not viable. • The vitality and viability of the main town centres will be supported by the designation of Primary Shopping Areas and primary frontages within each town centre. The extent of the Town Centres and the Primary Shopping frontages are defined on the Policies Maps. For the purposes of retail impact assessments and sequential site assessments in Matlock, Ashbourne and Wirksworth the town centre boundary denotes the defined centre.

Primary Shopping Frontages

Primary shopping frontages are designated within the main town centres of Matlock, Matlock Bath, Ashbourne and Wirksworth as identified on the Policies Map. In the primary shopping frontage area, proposals for changes of use to A1 retail will be supported. Changes of use proposals from A1 retail to other town centre uses will only be permitted where it will not create a concentration of non-shopping uses and result in an unacceptable change in the retail character of the immediate area or have an adverse effect on the vitality or viability of the town centre. Proposals for residential use at ground floor level in primary frontages will not be supported. Any non-A1 use must be complementary to adjacent shopping uses in terms of its operational characteristics and retain a display frontage appropriate to a shopping area.

Promoting Peak District Tourism and Culture

The District Council will support the development of Peak District tourism and culture. This will be achieved by: • Strengthening the tourism role of the Plan Area by supporting and supplementing the tourism offer of the Peak District National Park. • Supporting tourism and provision for visitors which is appropriate to the settlements and countryside and consistent with environmental objectives. • Retaining and enhancing existing serviced accommodation in towns and villages and supporting the provision of new serviced accommodation particularly hotel accommodation in order to encourage overnight visitor stays. • Maintaining and where possible enhancing existing tourist, visitor cultural and recreational facilities. • Encouraging the provision of new visitor and cultural attractions and facilities that expand the breadth and quality of the tourism offer without prejudice to the character of the Peak District. • Supporting the growth of the Derwent Valley Mills World Heritage Site as a tourist destination. • Supporting new tourist provision and initiatives in towns and villages, and in the countryside through the reuse of existing buildings or as part of farm diversification in accordance with Local Plan Policy EC10, particularly where these would also benefit local communities and support the local economy. • Supporting measures within the Plan Area which would relieve tourist pressures on the most sensitive areas of the Peak District National Park and which would protect and enhance vulnerable habitats and landscapes. • Supporting measures which encourage cycle tourism. Where development (excluding chalet accommodation, caravan and camp site developments), accords with any of the principles listed above, it will be permitted if: a) the scale and nature of the activity is appropriate to its location; b) it supports sustainable rural tourism; c) the location is capable of accommodating increased numbers of visitors without detriment to road safety or congestion; d) there is no detrimental impact on the character of the local landscape and/or nearby settlements.

Holiday Chalets, Caravan and Campsite Developments

Development proposals for new or extensions to existing holiday chalets, touring caravan and camp site developments will be permitted provided that: a) the development would not have a prominent and adverse impact on the character and appearance of the immediate or wider landscape; b) any visual impact would be well screened by existing landscape features from areas outside the site to which the public has access for the whole of its proposed operating season; c) any on-site facilities are of a scale appropriate to the location and to the site itself; d) the site is in a sustainable location within, or in close proximity to an existing settlement with good connections to the main highway network, and the public rights of way network and/or cycleways, and is either served by public transport or within a safe attractive ten minute walk of regular public transport services; e) the development would not adversely affect the amenity, tranquillity or public enjoyment of any adjacent area.

Protecting and Extending our Cycle Network

The Council will encourage proposals that develop and extend our cycle network. Wherever opportunities exist, development proposals should seek to provide safe and convenient access to established cycle networks. Development will not be permitted where it significantly harms an existing cycle route or prejudices the future implementation of new routes including: a) White Peak Cycle Loop; b) Any other part of the cycle network highlighted through the Local Transport Plan.

Protecting and Extending our Cycle Network

The Council will encourage proposals that develop and extend our cycle network. Wherever opportunities exist, development proposals should seek to provide safe and convenient access to established cycle networks. Development will not be permitted where it significantly harms an existing cycle route or prejudices the future implementation of new routes including: a) White Peak Cycle Loop; b) Any other part of the cycle network highlighted through the Local Transport Plan.

Provision of Public Transport Facilities

Development proposals should cater for the needs of bus and taxi operators, where appropriate. Layouts should encourage operational efficiency, maximise likely bus passenger traffic and include ancillary facilities such as shelters and seating for users.

Accessibility and Transport

The District Council will seek to ensure that development can be safely accessed in a sustainable manner. Proposals should minimise the need to travel, particularly by unsustainable modes of transport and help deliver the priorities of the Derbyshire Local Transport Plan. This will be achieved by: • Delivering sustainable patterns of development. • Ensuring that additional growth within the towns and villages of the Plan area is managed and where possible, accompanied by accessibility improvements and travel demand measures. Such measures to include a targeted programme of sustainable transport interventions to minimise single occupancy car usage, improvements to local bus services and the implementation of effective Travel Plan measures. • Promoting a balanced distribution of housing and employment development. • Ensuring the development of social, cultural and community facilities in locations that allow for ease of access by multiple methods of transportation. • Requiring that all new development is located where the highway network can satisfactorily accommodate traffic generated by the development or can be improved as part of the development. • Requiring that new development can be integrated within existing or proposed transport infrastructure to further ensure choice of transportation method and enhance potential accessibility benefits. • Supporting proposals for new community assets and facilities where these are required to meet the needs of the Plan area or lead to the provision of additional assets that improve community well-being. • Requiring that facilities are well related to public transport infrastructure and provide high standards of accessibility to all sectors of the community. • Supporting innovative schemes to secure the local delivery of public services in rural communities and other areas with poor public transport, in particular the delivery of some services through the use of mobile services and technology will be encouraged where this results in better local provision. • Supporting highways and junction improvements required to address the cumulative impact of development across Derbyshire Dales as identified in the Derbyshire Dales Local Transport Study and Infrastructure Delivery Plan. • Promoting the maintenance and introduction of appropriate facilities to support cyclists, pedestrians and horse riders, ensuring that development supports the use of local cycleway and pathway networks to improve choice of travel and ensuring safe access to developments on foot and by bicycle. • Encourage and promote improvements to public transport networks in association with the Local Highway Authority, Network Rail and other providers. • Supporting the further development of the Derwent Valley Rail line and Peak Rail. • Approving developments unless the residual cumulative impacts on the transport network are severe. • Ensuring development does not lead to an increase in on-street parking to the detriment of the safe and efficient operation of the highway network. • Requiring applicants to submit details of parking provision, which includes the proposed parking provision, based on an assessment of parking needs of the development and the impact on the surrounding road network. The details should be proportionate to the impact of the development. • Requiring applicants to submit, implement and monitor Travel Plans (or Travel Plan Statements) and Transport Assessments to support relevant proposals, as advised by the Highways Authority. Developer contributions or funding pooled through a Community Infrastructure Levy will be used to deliver transport and accessibility improvements required to accord with this policy. In the event that a Community Infrastructure Levy is adopted, the Regulation 123 "Infrastructure List" will also specify appropriate measures to be funded.

Managing Travel Demand

The District Council, in consultation with the Highways Authority, will adopt a hierarchical approach to ensure the delivery of sustainable transport networks will be adopted which will seek to provide (in order of priority): a) site specific and area wide travel demand management (measures to reduce travel by private car and incentives to use walking, cycling and public transport for appropriate journeys; including intensive travel planning); b) improvements to walking and cycling facilities and public transport services that are provided early in the build out period of new developments and that are sufficient to encourage sustainable modes of transport; c) optimisation of the existing highway network to prioritise walking, cycling and public transport that are provided early in the build out period of new developments, such as measures to prioritise the need of pedestrians above the car and improved or new cycle and bus lanes; and d) highway capacity enhancements to deal with residual car demand where the initiatives required under points (a) to (c) above are insufficient to avoid significant additional car journeys. There will be a level of iteration between the stages of the hierarchy above to ensure their effective delivery and the implementation of the approach will have regard to the needs of people with mobility difficulties.

Car Parking Standards

Vehicular parking for new development should be provided having regard to adopted standards, as set out in Appendix 2 of this Local Plan, or where the developer can adequately justify their own parking provision with evidence accompanying any planning application. Evidence will need to demonstrate that the level would not have a detrimental impact on the local road network.