Planning in Harlow

Open Spaces, Play Areas, Allotments and Sporting Provision and Facilities in Major Development

In major development and depending on demonstrable need, public open space, play space, allotments and sporting facilities are required to be provided (or upgraded in the case of existing facilities), along with their ongoing management and maintenance.

The Provision and Loss of Recreational, Sporting, Cultural and Community Facilities

1. Development for the provision of recreational, sporting, cultural and community uses and facilities Development for the provision of recreational, sporting, cultural and community uses and/or facilities will be supported where it meets the following criteria: (a) there is evidence of a demonstrable need for the use and/or facility or a benefit to the local community; (b) the use and/or facility is easily accessible by all sectors of the community by both public and private transport; (c) the development would redress the deficiency of recreational provision within the locality. 2. Development resulting in the loss of recreational, sporting, cultural and community uses and facilities Development that will result in the loss of all or part of any recreational, sporting, cultural and community uses and/or facilities will not be supported unless it meets one or more of the following criteria: (a) it can be demonstrated that the use and/or facility is surplus to requirements and an alternative replacement is not required; (b) replacement uses and/or facilities of equivalent or better quantity and quality are provided in a suitable location before the existing use and/or facility is replaced. The replacement should be provided in an agreed location; (c) such a development is ancillary or will support and enhance the existing use and/or facility.

Development Involving the Provision or Relocation or Loss of Public Art

1. Provision of Public Art in Major Developments In major developments, public art should be provided and maintained. The form of public art in each case should be discussed with the Council at the earliest opportunity. 2. Development Involving the Provision, Relocation or Loss of Public Art The commissioning and de-commissioning of public art must be agreed with the Council.

Health and Wellbeing

The Council will seek to deliver development and growth which has a positive impact on the health and wellbeing of residents, and address issues of health deprivation and health inequality in the district in accordance with the objectives of the Harlow Health and Wellbeing Strategy and in response to the various Evidence Base sources. When promoting development, applicants should consider the impact on the health and wellbeing of new and existing residents, having regard to the following principles: (a) infrastructure required to encourage physical exercise, including sport and recreation facilities, walking, and cycling and bridleway routes; (b) the provision of accessible open space, Green Infrastructure and landscaping; (c) the provision of new or enhanced healthcare facilities, working with the relevant health authorities; (d) the location and links between community facilities, homes, education and employment opportunities and sustainable travel options; (e) the provision of opportunities to grow food and avoiding unhealthy eating options; and (f) good quality design, having regard to the Essex Design Guide, which incorporates active design principles. Applicants may be required to prepare a Health Impact Assessment to determine the extent of potential health impacts from development proposals and set out appropriate mitigation measures.

Design Principles for Development

A high standard of urban and architectural design is expected for all development. Development must meet the following criteria: (a) it is supported by a design rationale based on an understanding and analysis of local context and character, taking into consideration the adopted Harlow Design Guide Supplementary Planning Document (SPD), the Harlow and Gilston Garden Town Vision and Design Guide, the services and access chapter of the Essex Design Guide, and relevant national guidance; (b) it protects, enhances or improves local distinctiveness without restricting style and innovation, whilst taking account of local character and context, including patterns of development, urban form and landscape character, Green Infrastructure including trees and landscaping, building typology and the historic environment; (c) it responds to the scale, height, massing, architectural detailing, materials and front boundary treatments of the surrounding area and is visually attractive; (d) it provides appropriate physical, legible and safe connections with surrounding streets, paths, neighbouring development and Green Infrastructure; (e) it provides logical and legible layouts which support active street frontages, improves the public realm, provides distinction between public and private space, and provides an appropriate level of well-designed and well-located high quality landscaping; (f) it forms inclusive development that is accessible, well-connected, gives sustainable modes of transport priority over private vehicles, and integrates land uses with sustainable modes of transport; (g) it is flexible enough to respond to economic, social, environmental and technological change; (h) it creates safe and secure environments which help to reduce opportunities for crime and minimise the fear of crime.

Advertisements

The acceptability of proposals for advertisements will be assessed on the following criteria: (a) the effect the advertisement may have on the general amenity of the area, including the historic environment, and the presence of any features of landscape or cultural significance; (b) the position of the advertisement in comparison to the scale and size of the host building; (c) the cumulative effect of the development when read with other advertisements on the building or in the surrounding area. The clutter or over-concentration of advertisements must be avoided; (d) the size, illumination, scale, dominance and siting of the advertisement and how it relates to the scale and character of the surrounding area; (e) the design and materials of the advertisement, or the structure containing the advertisement, and its impact upon the appearance of the building on which it is to be affixed and the character of the surrounding area; (f) the size, scale, type and levels of illumination of the advertisement and its impact upon the amenity of people living nearby and the potential for light pollution; (g) the impact upon the safety of the public, including highway users.

Amenity Principles for Development

Development which preserves or enhances the level of amenity of existing and future occupants and neighbours in the local area will be supported. In assessing the acceptability of development on amenity, the following criteria and the cumulative effects will be considered. (a) privacy and overlooking; (b) overshadowing and loss of daylight and sunlight; (c) aspect and outlook; (d) overbearing and the perception of overbearing; (e) the perception of enclosure; (f) access to high quality and useable amenity space; (g) compatibility and sensitivity of adjacent uses.

Future Employment Land

To reflect the Economic Development and Prosperity Strategy for Harlow and the sub-regional service role of the Harlow and Gilston Garden Town, up to 18.8ha of B1 (a, b and c) uses are allocated at Harlow Business Park at The Pinnacles and at the Harlow Enterprise Zone at London Road. Proposals for non-B1 use on these sites will require strong justification. A further 2.2ha of land is allocated for employment uses (B1a, B1b, B1c, B2 and B8) at Templefields. These employment sites are allocated on the Policies Map with the following reference numbers. REF | LOCATION | CAPACITY (Ha) ED1-1 | Harlow Business Park, The Pinnacles | 4.6ha ED1-2 | London Road | 14.2ha ED1-3 | East Road, Templefields | 2.2ha TOTAL EMPLOYMENT PROVISION | 21ha Opportunities for office floorspace in Harlow Town Centre will be identified through the Harlow Town Centre Area Action Plan.

Protecting Existing Employment Areas

Existing Employment Areas at The Pinnacles, Templefields, Burnt Mill, Staple Tye, Bush Fair and Church Langley will be retained and enhanced for a mix of office, industrial and warehouse uses and other associated activities in accordance with Policy PR1. The Enterprise Zone at London Road will facilitate the Research and Development Sector and other associated activities. Employment uses which are not related to the Research and Development sector will, therefore, require strong justification. Grow-on space will be supported on existing Employment Areas and on future employment sites identified at The Pinnacles (ED1-1) and Templefields (ED1-3). Neighbourhood Service Areas at The Stow, Bush Fair and Staple Tye will be protected in accordance with Policy PR2 and the provision of smaller start-up units, shared spaces and workhubs in these areas will be encouraged. In all the above cases, developers will be expected to work with broadband service providers to ensure that the provision of future proofed high speed broadband infrastructure is available to occupiers and this should be by fibre connection wherever possible.

Developing a Skills Strategy for Harlow

A Skills Strategy which improves the skills and education attainment of Harlow residents will be prepared and delivered in partnership with existing and new businesses, Harlow College and University Centre and other partners including the education authority and Education and Skills Funding Agency.

Development within Employment Areas

Development in existing Employment Areas, as identified on the Policies Map, will be supported where it is for the provision of offices, research and development, light or general industrial, warehouse or distribution within Use Classes B1, B2 and B8. Development for Use Classes other than B1, B2 and B8 must meet the following criteria: (a) evidence has been provided to demonstrate that the unit has been vacant and actively marketed to the satisfaction of the Council for at least one year and there is no prospect of Use Classes B1, B2 and B8 occupying the unit or any other more suitable alternative sites being available for the proposal; (b) the development will materially increase the number of jobs for local residents; (c) the development provides a complementary benefit to the employment area or an ancillary benefit to an existing business, and would not have an adverse effect on the overall provision of employment land; (d) where the development is for the sub-division of units into smaller units, that the resulting unit is flexible and the division is reversible.

Development within Neighbourhood Service Areas

Development in the existing Neighbourhood Service Areas, as identified on the Policies Map, will be supported for the provision of offices, light industrial uses and start-up units falling within Use Class B1. Proposals for Use Class B1 and other Use Classes must not involve the amalgamation of units in Neighbourhood Service Areas into larger units. For uses other than Use Class B1, the following criteria must be met: (a) evidence has been provided to demonstrate that the unit has been vacant and actively marketed for Use Class B1 to the satisfaction of the Council for at least 12 months or for an appropriate period of time agreed with the Council; (b) there is no realistic prospect of Use Class B1 occupying the unit or any other more suitable alternative sites being available for the proposal.

Employment Development Outside Employment Areas and Neighbourhood Service Areas

1. Provision of employment floorspace Employment development outside existing Employment Areas and Neighbourhood Service Areas will be supported where: (a) the proposal seeks to redevelop an established employment site, subject to the impact upon the amenity of the surrounding area, highway congestion and movement; or (b) the proposed Use Class is B1 office above ground floor level in the Town Centre. 2. Loss of employment floorspace Development resulting in the loss of Use Classes B1, B2, B8 and waste uses will be permitted outside of the district's Employment Areas and Neighbourhood Service Areas where it meets the following criteria: (a) the proposed use is of overall benefit to the local community; (b) evidence has been provided to demonstrate that the employment use is no longer viable; (c) evidence has been provided to demonstrate that the unit or site has been vacant and actively marketed to the satisfaction of the Council for at least 12 months or for an appropriate period of time agreed with the Council, and that there is no prospect of employment uses occupying the unit or site.

Improving Job Access and Training

For major development, provision through planning obligations will be sought for: (a) employment of local people; (b) work related training provision; (c) education opportunities; and (d) affordable childcare.

Sustainable Design, Construction and Energy Usage

New development will be expected to deliver high standards of sustainable design and construction and efficient energy usage, taking account of predicted changes to heating and cooling requirements as a result of climate change.

Pollution and Contamination

All development proposals must minimise and, where possible, reduce all forms of pollution and contamination. For air quality, the acceptability or otherwise of a proposal will be determined with reference to the relevant limit values or National Air Quality Objectives as they relate to human health or biodiversity. In assessing the acceptability of development, the following criteria and the cumulative effects will be considered: (a) noise pollution; (b) light pollution; (c) air quality (including dust, odour and emissions); (d) vibration; (e) surface and ground water quality; (f) land quality, condition and stability; (g) the natural environment; (h) the built environment; (i) general amenity; (j) health and safety of public; (k) compliance with statutory environmental quality standards. The location and type of development and its relationship to the surrounding built and natural environment will be taken into consideration when assessing the acceptability of the impacts. Where it can be demonstrated that pollution and/or contamination is unavoidable, appropriate measures must mitigate the negative effects of the development. Where adequate mitigation cannot be provided, development will not normally be permitted.

Water Quality, Water Management, Flooding and Sustainable Drainage Systems

1. Water Management To minimise impact on the water environment, all new dwellings should achieve the Optional Technical Housing Standard for water efficiency of no more than 110 litres per person per day as described by Building Regulations. 2. Flooding All development proposals will be considered against national policies (including application of the sequential test and, if necessary, the exception test) and against the European Water Framework Directive (or any subsequent equivalent). Development must follow a risk-based and sequential approach, so that it is located in the lowest flood risk area. If this cannot be achieved, the exception test must be applied and the appropriate mitigation measures must be undertaken. Development must meet the following criteria: (a) it must not increase the risk of flooding elsewhere and must aim to reduce flood risk overall; (b) within sites at risk of flooding, the most vulnerable parts of the proposed development must be located in areas of lowest flood risk; (c) finished floor levels of development in Flood Zones 2 and 3 should be situated above the 1% (1 in 100 years) plus climate change predicted maximum water level, plus a minimum finished floor level of 300mm above the predicted water level; (d) proposed development in Flood Zone 3b must be 'water compatible' or 'essential' development; (e) development must be flood resilient and resistant, with safe access and escape routes, and it should also be demonstrated that residual risks can be safely managed; (f) any necessary flood protection or mitigation measures should not have an undue impact on nature conservation, landscape character, recreation or other important matters; (g) there should be no net loss in flood storage on-site; (h) flood flow routes should be configured to enable surface water to drain; (i) where necessary, planning permission will be conditional upon the submission and approval of a drainage management strategy that addresses all forms of flood risk. Development within identified Critical Drainage Areas may, depending on the outcomes of a specific flood risk assessment, be required to contribute to funding for the delivery of appropriate flood alleviation schemes. 3. Waste Water and Sustainable Drainage Systems (SuDS) Development proposals should identify how there is sufficient surface water, foul drainage and treatment capacity which can serve the development. Surface and foul water systems must be separate. The use of SuDS in all development proposals, including the retrofitting of SuDS, is encouraged and will be supported. Where SuDS are required, the drainage scheme must meet the following criteria: (a) provide the most sustainable option from the SuDS hierarchy; (b) achieve multiple benefits including management of flood risk and surface water pollution, amenity and biodiversity; (c) achieve runoff rates in line with the guidance of the non-statutory technical standards for sustainable drainage; (d) provide appropriate attenuation taking into account climate change; (e) provide arrangements for future maintenance and management; (f) major proposals should also comply with the principles and standards set out by the Lead Local Flood Authority for SuDS. 4. Water Quality Development must not cause deterioration to water quality, including quality of waterways and other bodies of water, identified Source Protection Zones (SPZ), Aquifers and all other groundwater. Development must aim to improve such water quality. New development adjacent to water courses should seek to include restoration and deculverting. The culverting of water courses should be avoided. Where the applicant can demonstrate that deculverting or other river enhancements are unfeasible, a financial contribution will be sought to restore another section of the same watercourse. New development adjacent to designated main rivers must provide and maintain an undeveloped buffer zone, of at least eight metres, to the watercourse. Such development must also include a long-term scheme to protect and enhance the conservation value of the watercourse.

Green Belt

Development on land designated as Green Belt will be severely restricted to ensure it continues to fulfil the five purposes of the Green Belt. The essential characteristics of Green Belts are their openness and their permanence. Substantial weight will be given to any harm to the Green Belt when assessing planning applications. 1. New buildings are inappropriate in the Green Belt with the following exceptions: (a) buildings for agriculture and forestry; (b) appropriate facilities for outdoor sport, outdoor recreation and cemeteries; (c) the extension and alteration of an existing building providing the original building is not disproportionately increased in size; (d) a replacement building for the same use providing it is not materially larger; (e) limited affordable housing for local community needs. 2. The following forms of development are not inappropriate providing they preserve the openness of the Green Belt and do not conflict with its purposes: (a) limited infilling or the partial or complete redevelopment of previously developed land; (b) mineral extraction; (c) engineering operations; (d) local transport infrastructure which requires a Green Belt location; (e) the re-use of buildings of permanent and substantial construction; (f) development under a Community Right to Build Order. Other development is inappropriate development in the Green Belt and will only be permitted in very special circumstances. Such circumstances only exist if the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations. Development must not adversely affect the role or function of adjacent land which forms part of a Green Wedge or Green Finger.

Green Wedges and Green Fingers

Development on land designated as Green Wedge or Green Finger must meet one or more of the following criteria: (a) it is for small-scale development; (b) it is for infrastructure, including local transport infrastructure, which demonstrates a requirement for a Green Wedge or Green Finger location and demonstrates it is of benefit to the wider community; (c) it is for the alteration, extension or replacement of buildings. Additionally, development must meet both the following criteria: (d) it demonstrates that the roles and functions and historic significance of the Green Wedges and Green Fingers (as set out in policy WE2) are preserved, enhanced and not adversely affected; and (e) it demonstrates that the wider landscape and setting is preserved, enhanced, promotes biodiversity and integrates with existing Green Infrastructure. Where development includes replacement uses, redevelopment, extensions or alterations, it must meet all the following criteria: (f) it does not result in a greater negative impact on the roles and functions of the Green Wedges and Green Fingers than the existing development; (g) it does not result in disproportionate additions to the original building(s); and (h) any replacement buildings must be in the same use.

Other Open Spaces

Development on Other Open Spaces must meet the following criteria: (a) the development would not compromise the landscape character, openness, biodiversity or urban design principles of the town and/or the surrounding area; (b) the development would not remove access to an open space which, in accordance with the current evidence, is of high quality and/or high public value in providing opportunities for sport and recreation; (c) the development would not prejudice the potential for comprehensive development of adjacent land.

Trees and Hedgerows

1. Existing trees and hedges Development and tree works applications, which ensure that trees and hedges are protected and enhanced, will be supported. The acceptability of development and tree works will be assessed on the following criteria: (a) the impacts the development would have on the trees and/or hedges and the proposed measures to mitigate any impacts; (b) the character and value of the trees and/or hedges; (c) the existing condition of the trees and/or hedges; (d) any existing specific protections the trees and/or hedges currently have; (e) the provision of replacement trees and/or hedges, which are a suitable species and ensure canopy cover is maintained and enhanced. 2. Trees and hedges in new development Development which includes the planting of new trees and hedges must meet the following criteria: (a) the location and species of the trees and hedges are suitable, when considering their juxtaposition to development and infrastructure both above and below ground; (b) the species selection of trees and hedges helps enhance resilience and diversity of the trees and hedges, including genetic and species diversity; (c) the total canopy cover of the proposal site will be increased, in the long-term, through the planting of trees, shrubs and hedges; (d) where necessary, the below-ground environment is enhanced.

Green Infrastructure and Landscaping

Green Infrastructure and landscaping must be protected and enhanced as part of development. Development must meet the following criteria: (a) new Green Infrastructure and landscaping are well planned, taking into consideration the practicalities and requirements of future management and maintenance, and providing appropriate footpaths, cycleways and bridleways; (b) existing Green Infrastructure and landscaping are protected and enhanced and in all cases are sympathetically integrated into the development; (c) development makes connections wherever possible to landscaping and Green Infrastructure outside of the site.

Biodiversity and Geodiversity Assets

Development should contribute to and enhance biodiversity or geodiversity assets, to ensure a net gain in biodiversity. The potential harm caused by development on these assets and their surroundings will be assessed based on the harm caused by the development. The greater the significance of the asset, the greater the weight that is given to the asset's protection. Distinction will be made between the hierarchy of international, national and locally designated and non-designated sites so that the level of protection afforded is consistent with their status. Development must meet the following criteria: (a) it conserves and enhances existing biodiversity and geodiversity assets; (b) where (a) is not possible, it includes appropriate and effective measures to mitigate the negative effects on existing biodiversity and geodiversity assets; (c) where there is a residual impact, it includes provision for compensatory measures to be secured off-site; (d) it creates new biodiversity and creates links to existing biodiversity and geodiversity assets.

Strategic Green Infrastructure

The Strategic Green Infrastructure in Harlow includes the Green Belt, Green Wedges and Green Fingers which are identified on the Policies Map and will be protected and enhanced. Other Open Spaces, landscaping, trees and hedgerows which contribute to the Green Infrastructure will also be protected and enhanced. New Green Infrastructure must be planned into new development and, where possible, linked to existing Green Infrastructure. The new linear 'Stort Riverpark', connecting the Lee Valley Regional Park to Bishop's Stortford through Harlow, will be delivered by contributions from new development.

Green Belt, Wedges and Green Fingers

1. The purposes of the Green Belt are to: (a) check the unrestricted sprawl of large built-up areas; (b) prevent neighbouring towns merging into one another; (c) assist in safeguarding the countryside from development; (d) preserve the setting and special character of historic towns; and (e) assist in urban regeneration by encouraging the recycling of derelict and other urban land. 2. The roles of the Green Wedges are to: (a) provide physical, visual and audial separation between neighbourhoods and between residential and industrial areas; (b) provide Green Infrastructure, including open spaces for sport, recreation and quiet contemplation; wildlife corridors; footpaths, cycleways and bridleways; and rivers, canals, ponds, lakes and other bodies of water; (c) protect and enhance natural habitats, ecological assets and landscape features; (d) protect existing uses which have an open character; (e) provide settings which preserve the character of historic/cultural sites and areas; and (f) provide opportunities for Sustainable Drainage Systems (SuDS). 3. Green Fingers are generally smaller and thinner than the Green Wedges. The roles of the Green Fingers are to: (a) provide open links between Green Wedges and/or other areas of green space; (b) provide Green Infrastructure, including wildlife corridors; footpaths, cycleways and bridleways; and rivers, canals, ponds, lakes and other bodies of water; (c) protect and enhance natural habitats, ecological assets and landscape features; and (d) protect existing uses which have an open character. 4. New Green Wedges or Green Fingers must fulfil the above roles and: (a) where possible should connect with existing Green Wedges, Green Fingers and/or the Green Belt; (b) be well-connected to residential areas; (c) be defined by a strong urban edge; and (d) development should front green spaces to provide a strong interface and natural surveillance.

General Strategy for Biodiversity and Geodiversity

Internationally Designated Wildlife Sites 1. Development proposals which may have an adverse impact on any internationally designated wildlife site, either alone or in-combination, must satisfy the requirements of the Conservation of Habitats and Species Regulations, determining site-specific impacts and avoiding or mitigating against impacts identified. Nationally Designated Wildlife Sites 2. Development which would harm the nature conservation or geological interest of a nationally important wildlife site, as shown on the Policies Map, will not be supported, unless: (a) it is required in connection with the management or conservation of the site; or (b) the development provides appropriate avoidance or mitigation measures and, as a last resort, provides compensation to offset any adverse impacts on the interest features of the site; or (c) there are imperative reasons of overriding public interest for the development; and (d) there is no alternative to the development. Compensation for the harm will be required. Locally Designated Sites of Wildlife Value 3. Development on, or which negatively affects, a Local Wildlife Site or Local Nature Reserve, as shown on the Policies Map, will not be supported unless: (a) local development needs significantly outweigh the nature conservation value of the site; and (b) the development provides appropriate avoidance or mitigation and, as a last resort, provides compensation measures to offset any detriment to the nature conservation interest on the site.

Safeguarding Wildlife Sites Beyond the District Boundary

Development in the plan area, either alone or in combination with other plans or projects, may have an adverse effect on the integrity of the Epping Forest Special Area of Conservation (SAC) as a result of disturbance from recreational activities or air pollution from increased vehicle movements. Where significant effects on the Epping Forest SAC alone or in combination are likely, a project level Habitats Regulation Assessment may be required. Development may also have an adverse effect on Hatfield Forest Site of Special Scientific Interest (SSSI) as a result of disturbance from recreational activities. In relation to Epping Forest and/or Hatfield Forest, development will be required if necessary to include avoidance or mitigation measures as set out in the respective Mitigation Strategies to be adopted by the Council which may include: (a) provision of informal greenspace for recreation within the application site; (b) provision, or a contribution towards, suitable alternative natural greenspace off-site; (c) the improvement of existing nearby recreational opportunities; (d) financial contributions towards strategic access management measures in Epping Forest or Hatfield Forest as appropriate; (e) financial contributions or other measures to improve air quality in Epping Forest; (f) monitoring of the impacts of new development on these wildlife sites to inform the refinement of any necessary mitigation requirements. Where necessary, contributions towards the measures set out in the Epping Forest Mitigation Strategy will be sought from developments within the Epping Forest Recreational Zone of Influence (ZOI) in order to mitigate and avoid in-combination effects on the Epping Forest Special Area of Conservation (SAC). If necessary contributions will also be sought to address any in-combination air pollution impacts.

Heritage Assets and their Settings

Development that affects a heritage asset or its setting will be considered against national policies. Based on the effects caused by the development on the significance of the heritage asset, the greater the significance of the asset, the greater the weight that is given to the asset's conservation. The level of impact caused to the significance of the heritage asset will be assessed on the following criteria: (a) the impact of development on the character, appearance, or any other aspect of the significance of the asset or its setting; (b) the design quality of the development and the extent to which it safeguards and harmonises with the period, style, materials and detailing of the asset (including scale, form, massing, height, elevation, detailed design, layout and distinctive features); (c) the extent to which the development is sympathetically integrated within the area and any distinctive features (including its setting in relation to the surrounding area, other buildings, structures and wider vistas and views); (d) the extent to which the development would enhance, or better reveal, the significance of the heritage asset; (e) any public benefits of the development. Where development affects a heritage asset or its setting, a Heritage Statement must be submitted to conserve and enhance the asset and its setting. Where proposals affect or are adjacent to sites of known or suspected archaeological interest a desk-based or field evaluation should be submitted. Where the heritage asset is at risk and the development would conflict with other policies of the Local Plan, it must be demonstrated that the development represents the asset's optimum viable use and is necessary to secure the future conservation of the asset and that any negative impacts are outweighed.

Heritage

Heritage assets and their settings found within the district will be conserved or enhanced. The types of asset designation are: (a) Conservation Areas (b) Scheduled Monuments (c) Listed buildings and their curtilage (d) Registered Parks and Gardens (e) Archaeological remains Locally listed buildings are known as non-designated heritage assets. The Conservation Areas, Scheduled Monuments and a Registered Park and Garden are identified on the Policies Map.

Housing Allocations

Development of the Strategic Housing Site East of Harlow (allocated in Policy HS3) and other sites for housing (allocated in Policy HS2) will be supported. Development of the Strategic Housing Site East of Harlow will require a Strategic Master Plan to be submitted which takes into consideration the relevant policies in the Local Plan. Development of all allocated housing sites must be in general conformity with the appropriate guidance, including the Harlow and Gilston Garden Town Vision and Design Guide.

Travellers' Pitches and Plots

If evidence indicates there is a need for additional pitches or plots, new sites must meet the following criteria: (a) the development would not have an unacceptable adverse effect on the character of the locality, the appearance of the street scene, the amenities enjoyed by the occupiers of neighbouring dwellings, biodiversity or geodiversity assets, or Other Open Spaces; (b) the development would make adequate provision for refuse storage and collection; (c) the development would not prejudice the potential for comprehensive development of adjacent land; (d) the development would be within a reasonable distance of shops, schools, healthcare and community/leisure facilities; (e) there would be no risk of land contamination or flooding; (f) safe and convenient vehicular access to the local highway network would be provided together with adequate space to allow for the parking and movement of vehicles; (g) essential services (water, electricity and foul drainage) would be available on-site; (h) plots for Travelling Showpeople should be of sufficient size to enable the storage, repair and maintenance of equipment; (i) intended occupants would meet the definition of Traveller as set out in national policies.

Residential Development

Residential development, including infill development, the sub-division of garden plots, minor redevelopment schemes and the development of vacant plots, must meet the following criteria: (a) the development would not have an unacceptable adverse effect on the character of the locality, the appearance of the street scene, or the amenities enjoyed by the occupiers of neighbouring dwellings; (b) off-street parking and access arrangements can be provided for both existing and proposed dwellings, in accordance with the adopted Harlow Design Guide Supplementary Planning Document (SPD) and adopted Vehicle Parking Standards; (c) the development would make adequate provision for refuse storage and collection; (d) the development would not prejudice the potential for comprehensive development of adjacent land.

Houses in Multiple Occupation

The creation or conversion of a dwelling to a House in Multiple Occupation (HMO) must meet the following criteria: (a) the number of HMOs would not exceed one out of a row of five units; (b) it is supported by a design rationale based on an understanding and analysis of local context and character taking into consideration the adopted Harlow Design Guide Supplementary Planning Document (SPD); (c) the development makes adequate provision for refuse storage and collection; (d) parking is provided at a level of one space per bedroom, plus one secure covered cycle space per bedroom, or set at the current adopted parking standards; (e) effective measures are proposed to minimise the effects of noise and disturbance. The effectiveness of this policy and the one-in-five restriction should be reviewed two years after the adoption of this Local Plan.

Loss of Housing

The demolition or the change of use of buildings or land in residential use must meet the following criteria: (a) the development would facilitate a net gain in residential accommodation, or redevelopment at a higher density; (b) the development would be necessary to secure the preservation of a listed building at risk; (c) the existing building is unfit for human habitation, and cannot be viably improved and brought back into residential use; (d) the development would be essential for facilitating development in conjunction with policies in the Local Plan.

Accessible and Adaptable Housing

To ensure that new homes are both accessible and adaptable to meet the changing needs of occupants: (a) all new dwellings should be at least Building Regulations Part M4(2) standard for accessible and adaptable homes; and (b) in major residential development, a suitable proportion of Building Regulations Part M4(3) standard dwellings for wheelchair users should be provided based on the latest Strategic Housing Market Assessment (SHMA) or other appropriate evidence directly related to the housing needs of Harlow. The provision of specialist housing developments will be supported on appropriate sites that will meet the needs of older people and other groups. Only where circumstances exist where it can be demonstrated by the applicant that it is not practically achievable or financially viable to deliver this policy will new development be exempt from these requirements.

Housing Mix

On new housing developments, an appropriate mix of housing tenures, types and sizes will be expected to be provided, in order to create balanced communities which reflect Harlow's housing needs and local character. To achieve this, developers should take into account the latest Strategic Housing Market Assessment, or other additional appropriate evidence directly related to Harlow's housing needs. Where appropriate and in accordance with policies in the Local Plan, the following types of housing should be provided: (a) affordable housing; (b) accessible and adaptable housing; (c) self-build and custom-build housing plots; (d) community-led housing.

Residential Annexes

Development for the provision for a domestic annexe must meet the following criteria: (a) it has a clear functional and physical dependence to the principal dwelling; (b) it will be subservient to the principal dwelling; (c) it is occupied by a relative dependent on the occupier of the principal dwelling, or their carer; (d) it is in the same ownership as the principal dwelling; (e) it does not involve sub-division of the site; (f) sufficient car parking is available to meet the adopted Vehicle Parking Standards; (g) to have regard to the character of the existing property and the surrounding area.

Affordable Housing

In residential developments of more than 10 dwellings, it will be expected that at least 30% affordable housing is provided. Reduction of this percentage may be permitted for viability reasons. Any reduction or non-agreement between the developer and the Council will require an independent viability assessment. Affordable housing within a development will normally be provided on-site unless exceptional circumstances should require it to be provided elsewhere with the agreement of the Council. Applicants will be required to submit justification for off-site construction or financial contributions. Affordable housing provision will be expected to have regard to the recommended tenure mix identified in the latest Evidence Base on housing need and affordable housing products defined in current national planning policies. Affordable housing will be incorporated into the overall design layout to avoid significant clustering of affordable housing. The design of affordable housing should make it indistinguishable from market housing. Legal agreements with the Council will ensure that affordable housing benefits, for both affordable rented and intermediate housing, are secured for first and subsequent occupiers and retained as affordable

Self-build and Custom-build Housing

Housing sites of greater than 50 dwellings must include the provision of fully serviced plots for self or custom build housing within each phase to ensure, as far as possible, the continuous availability of such plots throughout the development. The number of such plots is to be negotiated on a phase by phase basis given the evidence of the Self-Build Register at the time. The arrangements to secure these plots as part of the planning permission and for their marketing to prospective purchasers are also to be agreed with the Council. Development of the serviced plots must commence within one year of the completion of the related phase of the allocated site. If the serviced plots have not commenced within this timeframe, they may revert to conventional development and marketing. Proof of adequate marketing of the plots to those on the self-build register will be required. All plots for self-build or custom-build housing must be fully serviced. Only where circumstances exist where it can be demonstrated by the applicant that it is not practically achievable or financially viable to deliver this policy will new development be exempt from this requirement. The provision of such plots on sites of less than 50 dwellings will also be encouraged.

Development and Delivery of Garden Communities in the Harlow and Gilston Garden Town

1. Four strategic Garden Town Communities are planned in the Harlow and Gilston Garden Town and the relevant site/s are allocated in the Harlow, Epping Forest and East Hertfordshire District Local Plans: (a) South of Harlow (Latton Priory) – delivering approximately 1,050 dwellings over the Local Plan period (within the Epping Forest district); (b) West of Harlow (Water Lane Area) – delivering approximately 2,100 dwellings over the Local Plan period (within the Epping Forest district); (c) East of Harlow – delivering approximately 3,350 dwellings over the Local Plan period (750 dwellings within Epping Forest District and approximately 2,600 dwellings within the Harlow district); (d) Gilston Area (including seven villages) - delivering approximately 3,000 dwellings over the Local Plan period with a further 7,000 dwellings beyond the Local Plan period (within the East Hertfordshire district). 2. As the focus of the Garden Town, Harlow Council will expect the design, development and phased delivery of each Garden Town Community to accord with all the following principles: (a) the public sector working pro-actively and collaboratively with the private sector to: (i) secure high-quality place-making; (ii) ensure the timely delivery of on-site and off-site infrastructure required to address the impact of the new communities; and (iii) provide and fund a mechanism for future stewardship, management, maintenance and renewal of community infrastructure and assets; (b) community and stakeholder involvement in the design and delivery from the outset and the delivery of a long-term community engagement strategy; (c) prior to the submission of outline planning applications, developers must submit a supporting statement setting out a sustainable long-term governance and stewardship arrangement for the community assets, including heritage assets, Green Infrastructure, the public realm, community facilities and other relevant facilities to be funded by the developer; (d) a Strategic Master Plan must be developed in general conformity with the Harlow and Gilston Garden Town Vision and Design Guide and have regard to the original guiding principles established by Sir Fredrick Gibberd's master plan for Harlow including the Green Wedge network; (e) Strategic Master Plans and detailed design proposals must be reviewed and informed by the independent Quality Review Panel and be consistent with and adhere to any relevant Design Codes; (f) on-site and off-site infrastructure is provided, subject to viability considerations, ahead of or in tandem with the proposed development to mitigate any impacts, to meet the needs of existing and future residents and visitors and to establish sustainable travel patterns; (g) ensure balanced and inclusive communities by providing a mix of housing of different sizes, tenures and types, including provision for self- and custom-built houses and specialist accommodation; (h) provide and promote appropriate opportunities for small-scale employment generating uses; (i) create a step change in modal shift by contributing to the delivery of the Sustainable Transport Corridors and establishing an integrated, accessible and safe transport system which reduces car use and maximises the use of the sustainable high quality transport modes of walking, cycling and the use of public and community transport to promote healthy lifestyles and provide linkages to and from Harlow and the new Garden Town Communities; (j) create sociable, vibrant, healthy and walkable neighbourhoods with access for all residents to a range of local employment opportunities, community services and facilities; (k) compliance with specific parking standards which recognise that car ownership will need to be accommodated without impacting on the quality of place whilst making the best use of land; (l) create distinctive environments which relate to the surrounding area, take full account of topography and landform, protect or enhance natural and historic landscapes, systems and wider historic environment, Green Infrastructure and biodiversity. The layout should respond to and extend, where possible, the existing network of Green Wedges and Green Fingers in the district; (m) ensure mitigation from and adaptation to climate change is secured through design and construction methods; (n) ensure that the costs and benefits of developing new Garden Town Communities are shared by landowners and developers with appropriate measures put in place to equalise and apportion the costs of shared infrastructure and associated land contributions; (o) a Heritage Impact Assessment will be required to inform the design of the Garden Town Community to ensure heritage assets within and surrounding the site are conserved or enhanced and the proposed development will not cause harm to the significance of a heritage asset or its setting. Only where harm cannot be avoided should appropriate mitigation measures be incorporated into the design as identified through the Heritage Impact Assessment; (p) key transport interventions (such as M11 J7a) and provision of sustainable transport (providing viable alternatives to the private car) will need to be agreed prior to the development being permitted. Measures to ensure future upkeep/maintenance of sustainable transport provision will be required; (q) Inclusion of any measures necessary to safeguard wildlife sites beyond the district boundary in accordance with Policy WE4. Developers will be expected to make a fair and reasonable contribution to the strategic highway and other infrastructure requirements set out in the Infrastructure Delivery Plan.

Housing Delivery

The Local Plan identifies sites to deliver at least 9,200 dwellings during the Local Plan period (1 April 2011 to 31 March 2033). In view of the lead time for bringing forward the Strategic Housing Site East of Harlow, together with the sites at Newhall and the Princess Alexandra Hospital, this will be provided in accordance with a stepped requirement of 361 dwellings per annum from April 2011 to March 2024 and 501 dwellings per annum from April 2024 to March 2033.

Housing Allocations

In addition to the Strategic Housing Site East of Harlow (Policy HS3), to meet the housing requirement of 9,200* dwellings during the Local Plan period, the following sites are allocated. REF. LOCATION DWELLING CAPACITY 1 Princess Alexandra Hospital 550 2 The Stow Service Bays 70 3 Staple Tye Mews, Staple Tye Depot and The Gateway Nursery 30 4 Riddings Lane 35 5 The Evangelical Lutheran Church, Tawneys Road 35 6 Pollard Hatch plus garages and adjacent land 20 7 Coppice Hatch and garages 16 8 Sherards House 15 9 Elm Hatch and public house 13 10 Fishers Hatch 10 11 Slacksbury Hatch and associated garages 10 12 Garage blocks adjacent to Nicholls Tower 10 13 Stewards Farm 10 14 Pypers Hatch 10 Total Dwellings Allocated 834 *Dwelling numbers are indicative and sites will be subject to detailed planning to establish their final capacity.

Strategic Housing Site East of Harlow

A Strategic Housing Site for 2,600 dwellings and associated infrastructure is allocated on land to the east of Harlow. The site forms part of one of the new Garden Communities in the Harlow and Gilston Garden Town. Developers must produce a Strategic Master Plan in general conformity with the Harlow and Gilston Garden Town Design Guide and in partnership with the Council and other stakeholders, such as Epping Forest District Council, East Hertfordshire District Council, the local community, infrastructure providers and statutory bodies. The development must: (a) provide integrated, well-planned and sustainable development that reflects the overarching design principles of the Harlow and Gilston Garden Town Vision and Design Guide, including the provision of Green Wedges and Green Fingers (incorporating public natural/semi-natural open space) and opportunities to enhance the biodiversity of the area; (b) include the provision of Green Wedges and Green Fingers, incorporating public natural/semi-natural open space within the development to link with the existing network of Green Wedges and Green Fingers in the district; (c) provide local highway solutions to address the impact on the wider strategic road network (including necessary links to the new Junction 7a on the M11); (d) include the provision of direct walk/cycle/bus access and link to the Newhall site as part of the Sustainable Transport Corridor; (e) provide footpaths, cycleways and bridleways within the development and link them to the existing Harlow network and adjacent networks in the Epping Forest District; (f) provide community infrastructure, including, but not limited to: (i) a new primary school of at least 2.9ha site area; (ii) in addition to any necessary contributions, the provision of land for at least 10ha for a secondary school if required by the Strategic Master Plan; (iii) child care and Early Years provision; (iv) youth services; (v) healthcare facilities; (vi) multi-purpose community space and facilities; (vii) allotment provision; (viii) indoor and outdoor sports facilities, which may be shared-use; (ix) neighbourhood equipped areas for play and locally equipped areas for play. (g) provide appropriate local retail facilities, similar to Neighbourhood Centres (incorporating an element of employment use) and Hatches elsewhere in Harlow; (h) a Heritage Impact Assessment will be required to inform the design of the Garden Town Community to ensure heritage assets within and surrounding the site are conserved or enhanced and the proposed development will not cause harm to the significance of a heritage asset or its setting. Only where harm cannot be avoided should appropriate mitigation measures be incorporated into the design as identified through the Heritage Impact Assessment; (i) be designed sensitively to take full account of topography and landform; (j) provide sustainable drainage solutions and flood mitigation measures for areas of the site which are identified in the Strategic Flood Risk Assessment; (k) provide satisfactory water supply and waste water network infrastructure for occupants; (l) provide and contribute to public art within the development; and (m) include any measures necessary to safeguard wildlife sites beyond the district boundary in accordance with Policy WE4. Infrastructure, including social infrastructure, must be delivered at a pace which meets the needs of the proposed development throughout the construction of the site. Any application for development on the site in the form of individual or part/phased development should be in general conformity with a Strategic Master Plan which has been endorsed by the Council as well as the Harlow and Gilston Garden Town Design Guide. Developers will be expected to make a fair and reasonable contribution to the strategic highway and other infrastructure requirements set out in the Infrastructure Delivery Plan.

Gypsies and Travellers

To fulfil the need for nine pitches for the Travelling Community in Harlow, 12 pitches at Fern Hill Lane site will be restored. Applications for additional pitches over the remainder of the Local Plan period will be assessed for suitability using criteria in Policy H10.

Development and Delivery of Garden Communities

(a) Development of the four strategic sites identified as Garden Town Communities will be brought forward in accordance with Strategic Master Plans that have been endorsed by Harlow, Epping Forest and East Hertfordshire District Councils as Supplementary Planning Documents and which reflect the principles set out in paragraphs (b) to (q). (b) Garden City Principles: Development must be guided by the nine key guiding Garden City principles developed by the Town and Country Planning Association (TCPA) based on Ebenezer Howard's original principles, which should be used to inform the production of Strategic Master Plans and to guide and influence development proposals to achieve true Garden City ambitions and quality. Development proposals must demonstrate how they contribute to these principles. (c) Quality: An independent Quality Review Panel has been established to guide development proposals across the Garden Town. Developers must submit their proposals for assessment by the Quality Review Panel prior to the submission of planning applications. Development proposals must demonstrate how they achieve exceptional quality standards. (d) Sustainable Transport: Sustainable transport matters (including walking, cycling and public transport) must be central to the design and delivery of the Garden Town Communities. Development proposals must demonstrate how they contribute to achieving modal travel shift, with aspirations of 60% of travel in the new Garden Town Communities and 50% in the existing area of Harlow being by sustainable modes of transport. Development must provide direct linkages to/through other Garden Town Community sites and to Harlow, the Enterprise Zone and other employment areas. (e) Infrastructure: Development proposals must identify, and make provision for, the necessary infrastructure requirements to support the development in accordance with an Infrastructure Delivery Plan. Development must be coordinated to ensure timely delivery of infrastructure with the development. (f) Community Facilities: Community facilities must be provided in each of the four strategic sites in accordance with the requirements set out in paragraphs 5.29 to 5.37. (g) Open Space and Green Infrastructure: Strategic Green Infrastructure, including open space, walking and cycling routes, must be provided. Development must maintain the connection of Harlow's existing Green Infrastructure, footpaths, cycleways and bridleways to the countryside through the new Communities. (h) Employment: Opportunities for employment uses must be provided in accordance with the requirements set out in the Strategic Master Plans and paragraphs 5.29 to 5.37. (i) Flood Risk: Development must address flood risk issues, both on-site and downstream/upstream from the site, and must manage surface water drainage. (j) Heritage: Development must protect and, where possible, enhance heritage assets and their settings in accordance with Policy HC1. (k) Environmental Protection: Development must protect and enhance the natural environment, including protection and enhancement of biodiversity and ecological interests in accordance with Policies WE1 to WE5. (l) Water Supply and Wastewater: Satisfactory water supply and waste water network infrastructure must be provided. (m) Highway Access and Improvements: Suitable highway access and improvements must be provided in accordance with the requirements set out in the Strategic Master Plans and paragraphs 5.29 to 5.37. Highway improvements must be agreed with the relevant Highway Authority. (n) Travel Plans: A comprehensive Travel Plan that promotes sustainable transport and reduces reliance on the private car must be agreed prior to the development being permitted. (o) Sustainable Transport Maintenance: Measures to ensure future upkeep and maintenance of sustainable transport provision must be required. (p) Wildlife Safeguarding: Inclusion of any measures necessary to safeguard wildlife sites beyond the district boundary in accordance with Policy WE4.

Broadband and Development

1. Broadband Provision in Major Development Developers will be expected to work with broadband service providers to ensure that the provision of future-proofed high speed broadband infrastructure is available, including connections to buildings, and this should be by fibre connection wherever possible. 2. Broadband Infrastructure Development Broadband infrastructure development must meet the following criteria: (a) any adverse impacts on the natural and built environment and communities have been minimised; (b) opportunities of sharing infrastructure between utilities have been addressed in order to minimise disruption, reduce installation costs and increase the viability of service provision.

Telecommunications Equipment

Development of telecommunications equipment must meet the following criteria: (a) appropriate evidence has been provided to show that opportunities have been explored to share existing masts or sites with other providers; (b) where equipment has become redundant, it is removed before it is replaced, or if not replaced, it is removed within a time period to be agreed with the Council.

Planning Obligations

Planning permission will only be granted for development if provision is secured for related infrastructure, affordable housing, services, facilities and environmental protection and any other planning contributions which are necessary to make the development acceptable in planning terms, directly related to the development, and fairly and reasonably related in scale and kind. The provision of such requirements shall be secured either as part of development proposals, through the use of conditions attached to planning permissions, or through planning obligations. Where it can be demonstrated that provision on-site is not feasible then provision elsewhere, or a financial contribution towards this provision, will be required. Where a planning application extends beyond the district boundary, prior agreement for the provision and location of any necessary obligations will need to be obtained from relevant parties. Where the submission of a viability assessment has been justified, the Council will require an independent review of the viability of the scheme to be prepared, the costs of which shall be met by the developer. Where it is accepted that planning contributions are reduced below the requirements set out in policies of the Local Plan, a viability review mechanism will be required to enable a fully policy compliant level of contributions to be achieved over the lifetime of the project. Other than in exceptional circumstances, viability assessments will be made publicly available.

Infrastructure Requirements

The Council will work with infrastructure and service providers, other statutory bodies and neighbouring local authorities to deliver the timely provision of infrastructure necessary to support development in the Harlow and Gilston Garden Town. An Infrastructure Delivery Plan (IDP) has been prepared for the Harlow area which identifies and prioritises infrastructure projects required in the Local Plan period and sets out funding mechanisms and lead agencies responsible for their delivery. The IDP will be regularly reviewed and updated where necessary. Along with the Local Plan, the IDP will be used to bid for funding for infrastructure items needed to deliver development. Individual development proposals will be required to secure related infrastructure both on- and off-site necessary to make the development acceptable in accordance with Development Management Policy IN6. The Policies Map identifies infrastructure items which require safeguarding or have a land use implication. This includes: Ref. Infrastructure Item SIR1-1 North-South Sustainable Transport Corridor and River Stort Crossing to Eastwick Roundabout SIR1-2 East West Sustainable Transport Corridor SIR1-3 Second River Stort Crossing at River Way SIR1-4 Access route for Strategic Housing Site East of Harlow SIR1-5 Cemetery extension SIR1-6 New allotment provision

Enhancing Key Gateway Locations

The following gateway locations have been identified in the district: 1. Routes to and from Junction 7a of the M11 along Gilden Way 2. The A414 where it meets with Junction 7 of the M11 3. River Stort Crossing where Fifth Avenue enters and exits the Harlow district boundary 4. Eastern Stort Crossing which enters Templefields Employment Area at River Way 5. The southern terminus of the Sustainable Transport Corridor where it first enters Harlow from development sites in Epping 6. Cambridge Road where it enters Harlow from Hertfordshire to the east of the district 7. Vehicular and pedestrian access points to the north of the Town Centre 8. Vehicular and pedestrian access points at as you first enter the strategic employment sites The gateway locations above will be seamlessly integrated within the wider transport and Green Infrastructure network of Harlow and enhanced and improved through the use of: (a) appropriate landscaping and boundary treatments; (b) open spaces which continue the principles of Green Wedges and Green Fingers; (c) public art and improved signage; (d) improved pedestrian and cycle routes which are legible and connect with the existing network; (e) security and safety measures which assist in providing pleasant and attractive routes.

Presumption in Favour of Sustainable Development

Development that accords with the Local Plan will normally be supported, unless material considerations indicate otherwise. Where there are no policies specifically relevant to the proposed development or the relevant policies are out-of-date, it will normally be supported, unless material considerations indicate otherwise and/or either of the following apply: (a) any adverse impacts arising from the development would significantly and demonstrably outweigh the benefits, when assessed on national planning policies; (b) specific national planning policies indicate that the development should be restricted.

Waste and Minerals

The Council will work with Essex County Council to bring forward the Waste and Minerals Development Plan Documents. These documents form part of the Development Plan for Harlow and include Site SIR3-1 Harlow Mill Rail Station which is safeguarded as a Transhipment Site and Coated Stone Plant.

Developing a Visitor Economy

A visitor economy will be developed, building upon the district's arts and cultural attractions, the 'Sculpture Town' status, the New Town heritage and natural features such as the River Stort. Proposals which enhance Harlow's visitor economy will be supported where they are of a scale, type and appearance appropriate to the locality, provide local economic benefits and are underpinned by appropriate infrastructure.

Development in Retail Parks

Development in Retail Parks must meet the following criteria: (a) the sequential approach is satisfied; (b) the development is in Use Class A1 and is for the sale of bulky goods, or provides leisure activities; (c) any sub-division does not result in any separate retail unit being less than 1,000sqm in size. For sub-division, evidence must be provided to demonstrate that the existing unit has been actively marketed for Use Class A1, to the satisfaction of the Council, for at least 12 months.

Evening and Night Time Economy

1. Sequential Test Evening and night time uses must be directed to the Town Centre first, then to Neighbourhood Centres and then to Hatches, and applicants must demonstrate that this sequential approach has been undertaken. 2. Development Principles Evening and night time uses must meet the following criteria: (a) it can be proven that the development will have a positive effect on the vitality and viability of the retail centre, its night-time economy and the local area; (b) mitigation through legal agreements or conditions to minimise negative impacts of the development on the local area.

The Sequential Test and Principles for Main Town Centre Uses

1. Sequential Approach to Main Town Centre Uses Main Town Centre Uses must be directed in the first instance to the Town Centre unless there are no suitable or available sites. Further guidance may be provided within a Supplementary Planning Document (SPD) and/or an approved development brief. Neighbourhood Centres, and then Hatches, must be considered before any Main Town Centre Uses are directed to Retail Park locations. 2. General Principles for Main Town Centre Uses Main Town Centre Uses within the Town Centre, Neighbourhood Centres, Hatches and Retail Parks will be supported where all the following criteria are met: (a) the sequential approach is satisfied; (b) an active frontage is achieved at the ground floor; (c) the vitality and viability of the retail centre is preserved and enhanced to provide facilities and services for local residents; and (d) it is well related to public transport facilities, or is located where appropriate provision for sustainable transport can be provided.

Primary and Secondary Frontages in the Town Centre

1. Primary Frontages Development in the Town Centre primary frontages will be supported where: (a) the development is for Use Class A1; (b) the development is for Use Classes A2 or A3 and meets all the following criteria: (i) 60% or more of the overall primary frontage length is retained for Use Class A1; and (ii) the site has been vacant and actively marketed for Use Class A1 to the satisfaction of the Council for at least twelve months. 2. Secondary Frontages With the exception of offices at ground floor, Main Town Centre Uses, evening and night-time uses will be permitted in the Town Centre secondary frontages.

Sub-division and Internal Alteration of Town Centre Units

The sub-division of retail units in the Town Centre and the internal alteration of existing retail units must meet the following criteria: (a) for units larger than 2,500sqm, evidence has been provided to demonstrate that the unit has been actively marketed to the satisfaction of the Council for an agreed period of up to two years to ensure such large units are protected wherever possible; (b) the sub-division or internal alteration would retain an active frontage.

Frontages in Neighbourhood Centres

Development in Neighbourhood Centre frontages, which falls in Use Classes A1, A2, A3, A4, A5, D1, D2, Sui Generis and C3, will be supported subject to the following criteria: (a) the development would not result in the loss of key facilities that act as anchors or catalysts which assist in retaining existing or attracting new operators in the Neighbourhood Centre such as supermarkets or public houses; (b) 60% or more of the overall frontage length would be retained in Use Class A1; (c) for Use Class C3, the development is on the first floor or above.

Development in Hatches

Development in Hatches must meet the following criteria: (a) development at ground floor level falls within Use Classes A1, A2, A3, A4, A5, D1 or D2 or a mix of these uses and does not result in the loss of all convenience facilities, public houses and community facilities; (b) development on the first floor or above falls within Use Classes B1(a) or C3.

Retail Hierarchy

Retail development must be directed to Harlow Town Centre first, followed by the centres set out in the retail hierarchy below. POSITION IN RETAIL HIERARCHY: TOP - Town Centre: Harlow Town Centre Neighbourhood Centres: Bush Fair, The Stow, Old Harlow, Church Langley, Staple Tye, Hatches, Burgoyne, Maunds, Crawley, Mill, Clifton, Prentice Place, Colt, Pollards, Coppice, Pypers, Elm, Sherards, Fishers, Slacksbury, Katherines, Sumners, Manor, Ward BOTTOM - Out-of-Centre Retail Parks (on Edinburgh Way): Queensgate Centre, The Oaks, St James Centre, Princes Gate, Harlow Retail Park Harlow's Retail Centres are identified on the Policies Map.

Future Retail Floorspace

There is an identified need to provide up to 18,100sqm of comparison floorspace and up to 3,200sqm of convenience floorspace in Harlow up to 2026. In order to plan for residential development coming forward in the Harlow and Gilston Garden Town beyond this period, an indicative requirement for up to 40,200sqm of comparison floorspace and up to 5,500sqm of convenience floorspace has been identified. A Town Centre Area Action Plan (HTCAAP) will be prepared for Harlow Town Centre. The town centre boundary is shown on the Policies Map, reference RS2-1. The HTCAAP will look to deliver a significant proportion of the retail floorspace requirements through site redevelopment and regeneration opportunities, and will identify the future retail floorspace capacity of the town centre. The HTCAAP will also identify environmental and public realm improvements, access and infrastructure schemes, and opportunities for providing a broader range of uses in the town centre including community, leisure, commercial and residential uses. The remaining floorspace requirement will be delivered through redevelopment opportunities in the district's Neighbourhood Centres and Hatches. New retail centres which provide a mix of retail facilities and community services will be delivered in new settlements. They must be well connected and within walking distance for the residents of that development.

Protecting and Enhancing Existing Retail Centres

Retail floorspace which contributes towards the viability, vitality and function of Harlow Town Centre will be protected, subject to the outcomes of the Harlow Town Centre Area Action Plan. The role and function of the district's Neighbourhood Centres will be protected and enhanced. Support will be given in principle to: (a) new retail and community uses that are of an appropriate scale to the role and function of the Neighbourhood Centre; and (b) residential development which supports the main Neighbourhood Centre uses. Development opportunities and improvement schemes identified in The Stow, reference RS3-1 on the Policies Map, will be supported in accordance with The Stow Design Framework Supplementary Planning Document (SPD). The Council will consider the preparation of a SPD for Bush Fair Neighbourhood Centre. The district's Hatches will be retained for a mix of local services and facilities. Hatches identified as housing allocations will be redeveloped for a mix of retail, residential and community uses to enable their improvement and regeneration. The role and function of the district's Retail Parks as a provider of bulky retail goods will be protected.

Development and Sustainable Modes of Travel

1. Sustainable Accessibility All development should have regard to the modal hierarchy as set out below: TOP 1. Opportunities to reduce travel demand and the need to travel 2. Vulnerable road user needs such as pedestrians and cyclists 3. Public transport passenger needs 4. Powered two wheeler user needs such as mopeds and motorbikes 5. Other motor vehicle user needs BOTTOM Major development proposals should identify ways to reduce the use of the car and promote alternative ways to travel and this should be detailed in a supporting Travel Plan. New developments including redevelopments, changes of use and Town Centre and transport interchange improvements will be required to link to, or provide public transport services which link to, the existing cycleway, footway, public right of way and bridleway network, and, where appropriate: (a) provide direct cycleways, footways and bridleways within the development; (b) contribute to improving and developing cycleways, footways, public rights of ways and bridleways serving the development; (c) provide cycle storage/spaces in accordance with current parking standards; (d) provide other facilities for cyclists such as employee showers, lockers and information and maintenance points. 2. Provision of Electric Charging Points for Vehicles Development must provide electric vehicle charging points (EVCPs) in accordance with the latest Government guidance.

Impact of Development on the Highways Network including Access and Servicing

Development must meet the following criteria: (a) it would not cause a severe residual cumulative impact on highway congestion and movement; (b) it would not cause a detrimental impact on the safety of all highway users including pedestrians, cyclists and horse-riders; (c) the development provides for adequate, safe and convenient loading and servicing arrangements, access points and drop-off areas and consideration has been given to the movement and turning of emergency vehicles and refuse vehicles.

Parking Standards

Vehicle parking must be provided in accordance with the adopted Essex Vehicle Parking Standards, unless otherwise indicated elsewhere in the Local Plan and/or supporting documents.