Planning in High Peak

Provision and Retention of Local Community Services and Facilities

The Council will seek to maintain and improve the provision of local community services and facilities. 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 built up areas 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. Safeguarding land required for the provision of facilities to meet existing and future community needs, as identified by service providers. Resisting proposals involving the loss of community assets and facilities (including land in community use, community/village halls, village shops and post offices, schools, nurseries, places of worship, health services, care homes, convenience stores, libraries, public houses, museums, performing arts venues and other community facilities) unless it can be demonstrated that the existing use is no longer financially or commercially viable and there are no other means of maintaining the facility, or an alternative facility of the same type is available or can be provided in an accessible location. If permission is granted for a change of use or redevelopment, preference will be given to premises remaining in some form of community or employment use so long as this does not result in traffic, amenity, environmental or conservation problems.

Open Space, Sports and Recreation Facilities

The 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 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 - 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 and successor documents - Improving the quantity, quality and value of play, sports and other amenity green-space provision through requiring qualifying new residential developments to provide or contribute towards public open space and sports facilities in line with the High Peak local open space and recreation provision standards set out in the study report. Further guidance will be provided in the forthcoming Developer Contributions SPD. - Requiring all major residential developments to design into schemes growing areas for residents and where this is not feasible, requiring a contribution to allotment provision off-site, in accordance with the local provision standards - 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 if this is adopted - Exploring options for the management of new areas of open space to be undertaken by community owned and run trusts - Designating land as Local Green Space in accordance with the Local Plan sub-area strategy

Design and Place Making

All development should be well designed and of a high quality that responds positively to both its environment and the challenge of climate change, whilst also contributing to local distinctiveness and sense of place. This will be achieved by: Requiring development to be well designed to respect the character, identity and context of High Peak's townscapes and landscapes Requiring that development on the edge of settlement is of high quality design that protects, 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 Requiring new homes in residential developments meet environmental performance standards in accordance with Local Plan Policy EQ1; Requiring that commercial developments, meet environmental performance standards in accordance with Local Plan Policy EQ1 Ensuring that development takes account of national design guidance and Supplementary Planning Documents

Furness Vale Business Park, Calico Lane, Furness Vale

Land amounting to 3.25 hectares is allocated for business, tourism and leisure uses, and residential development of approximately 26 dwellings. The development of live/work units in lieu of business will be supported subject to the submission of an appropriate viability assessment to demonstrate that live/work is required to support enhancements to the business park. Development will be subject to compliance with other relevant Local Plan policies, and: Preparation of a comprehensive masterplan and phasing programme; Provision of an improved access; Provision of the required proportion of affordable housing (currently 30%). Any reduction in this amount will be subject to financial assessment; Contributions towards infrastructure, greenways, services and other community needs as required; Provision of a comprehensive landscaping plan, including the retention of mature trees to maintain low visual prominence of the site; A site specific Flood Risk Assessment in accordance with the findings of the High Peak Viability Assessment: Level 2 Strategic Flood Risk Assessment; Contamination and ground condition survey; Archaeological desk-based assessment; Buildings appraisal and assessment of non-designated heritage assets and the retention of existing buildings where possible. An ecological assessment of the site

Tongue Lane (land south of Tongue Lane Industrial Estate), Buxton

Land amounting to 2ha is allocated for B1b/c, B2 and B8 use. Development will be subject to compliance with adopted Local Plan policies, and: Provision of the Fairfield Link Road through the site; Contributions towards infrastructure, services and other community needs as required; Provision of a comprehensive landscaping plan. Existing vegetation on the boundary should be retained and enhanced in order to further reduce visual prominence and an appropriate landscape framework will need to be created. An archaeological evaluation pre-application. Project-level Habitats Regulations Assessment in order to address potential air quality effects on the Peak Dales Special Area of Conservation. The end employment uses will only be suitable if adverse effects on the Peak District Dales SAC can be avoided and/or mitigated. Such mitigation could include: the design and layout of development to optimise separation distances from sources of air pollution; using green infrastructure, in particular trees, to absorb dust and other pollutants; means of ventilation; and controlling dust and emissions from construction, operation and demolition.

Furness Vale Business Park, Calico Lane, Furness Vale

Secure an appropriate mixed-use development of the site, including business, industry, tourism accommodation and residential

Tongue Lane (land south of Tongue Lane Industrial Estate), Buxton

Secure an appropriate industrial / business development of the site

New Employment Development

New business and industrial developments in sustainable locations that contribute towards the creation and retention of a wide range of jobs, education and training opportunities will be supported. This will be achieved by: Supporting the development of sites allocated for future employment Encouraging the redevelopment, intensification and more efficient use of Primary Employment Zones where they are either not fully utilised or unsuited to modern employment requirements, particularly those sites located within the main towns and those with good access by a variety of transport modes provided that they accord with Local Plan Policy E3 and the wider Local Plan policies Protecting employment allocations, Primary Employment Zones and non-designated employment premises 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 E4 - Change of Use on Existing Business Land and Premises Supporting business development outside of allocated employment sites or Primary Employment Zones but within the built up area when it would not create undue harm to the character, appearance or amenity of the area. Supporting business development within the countryside that accords with Local Plan Policy EQ3 - Rural Development To increase opportunities for local employment and to ensure that the Borough's workforce is suitably skilled, the Council will, where appropriate, seek to enter into agreements with developers to contribute towards training programmes and employment support and employment access schemes.

Employment Land Allocations

The following sites as identified on the Policies Map will be allocated for employment (use class B1b, B1c, B2 & B8) and other economic development in order to support business. Proposals for town centres uses, including B1a (office) will be required to comply with the sequential site and impact tests specified in Policy CF1. The Council will work with developers, landowners and the local community to bring forward sustainable developments in accordance with the other policies in the Local Plan. Glossopdale Land off Wren Nest Road, Glossop (2.5ha gross) The developer will be required to provide a landscaping strip along the northern site boundary. An archaeological survey will be required to support proposals.

Employment Land Allocations

The following sites as identified on the Policies Map will be allocated for employment (use class B1b, B1c, B2 & B8) and other economic development in order to support business. Proposals for town centres uses, including B1a (office) will be required to comply with the sequential site and impact tests specified in Policy CF1. The Council will work with developers, landowners and the local community to bring forward sustainable developments in accordance with the other policies in the Local Plan. Glossopdale Land off Wren Nest Road, Glossop (2.5ha gross) The developer will be required to provide a landscaping strip along the northern site boundary. An archaeological survey will be required to support proposals. Central Area No employment land allocations are made by the High Peak Local Plan in the Central Area. An allowance for employment development to come forward on Industrial Legacy sites (Policy E5) and Primary Employment Zones (Policy E3). A minimum of 7.7ha of employment land should be allocated by the Neighbourhood Plan for Chapel-en-le-Frith Parish to support the Borough wide identified need for employment land. In the event that other Neighbourhood Plans come forward that seek to amend employment land supply, the Neighbourhood Plan should provide at least the same amount of employment land as as identified in the Local Plan for the relevant parish or Neighbourhood Area Buxton Staden Lane extension (1.36ha gross) Developers will be required to provide landscaping appropriate for its White Peak plateau pastures landscape character setting. Existing vegetation should be retained and enhanced in order to reduce visual prominence. Access can be achieved through the provision of a new junction onto Staden Lane. An alternative access through the estate will be dependant of third party access rights. If access is directly off Staden Lane, a footway link will need to be created on Staden Lane to connect the new development to the rest of the industrial estate. Consideration should also be given to the scope to connect the site to the immediate Public Rights of Way, including the Mid-Shires Way. A Transport Assessment or Transport Statement will be required depending on the scale of the proposals. Applications should be supported by an archaeological assessment and field evaluation that also considers the impact on the setting of the nearby scheduled ancient monument. Tongue Lane extension (2ha gross) [Policy DS21] Development of the site should not prejudice the construction of the Fairfield Link Road. Developer contributions may be sought towards the development of the road. A Transport Assessment or Transport Statement will be required depending on the scale of the proposals. The developer will be required to undertake an Environmental Assessment to show that any proposals will not affect the integrity of the Peak District Dales Special Area of Conservation. The assessment should identify potential air quality effects and mitigation measures, if required. Applications should also be supported by an archaeological evaluation. Landscaping proposals appropriate for a White Peak plateau pastures landscape character setting will also be required. Existing vegetation should be retained and enhanced in order to further reduce visual prominence. Policy DS21 provides further detail regarding the development of this site along with the adjacent housing allocation and associated infrastructure requirements. Waterswallows extension (5.2ha gross) Developers will be required to provide appropriate landscaping proposals to mitigate the impact of the development. It is anticipated that the existing access fronting onto Waterswallows Lane will be used to serve the site. A Transport Assessment or Transport Statement will be required depending on the scale of the proposals. The Public Right of Way that crosses the site to the south should be safeguarded and improved as appropriate. The Council will support an additional extension of the site beyond this allocation subject to the consideration of wider Local Plan policies, including Policies S7 (Buxton Sub-area Strategy) EQ2 (Landscape Character) and EQ3 (Rural Development). The allocation and any further extension should only be developed and used for the purposes of the adjoining mineral water bottling plant (or successor use)

Primary Employment Zones

Planning permission will be granted for employment developments within Primary Employment Zones, including proposals within use classes B1b, B1c, B2 and B8 and other economic development as appropriate. Proposals for town centres uses, including B1a (office) will be required to comply with the sequential site and impact tests specified in Policy CF1. Primary Employment Zones will generally be retained for business, industry and other economic development. Applications for other uses should accord with Local Plan Policy E4 - Change of Use on Existing Business Land and Premises. Any additional employment land generated in these areas will count towards the provision for the plan area. The following sites are identified as Primary Employment Zones on the Policies Map: Glossopdale Brookfield Industrial Estate Dinting Lane Industrial Estate Dinting Lodge Dinting Vale Industrial Estate Dover Mill Etherow Industrial Park (Graphite Way) Hadfield Mill Logwood Mill Shepley Street, Old Glossop Surrey Street Turnlee Road / Charlestown Road Waterside, Hadfield Woolley Bridge Road, Hadfield Central Area Botany Works, Whaley Bridge Furness Vale Industrial Estate Knowles Industrial Estate, Furness Vale Land off Church Road, New Mills New Mills Road, Hayfield Newtown, New Mills St. Georges Mill, New Mills Stephanie Works, Chinley Thornset Industrial Estate Watford Bridge Industrial Estate, New Mills Buxton Staden Lane Industrial Estate Harpur Hill Industrial Area Smalldale Road, Smalldale Tongue Lane Industrial Estate Waterswallows Road

Change of Use of Existing Business 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: 1. 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 2. 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 suitable employment land in relation to identified needs will not be permitted.

Regenerating an Industrial Legacy

The Council will seek to maximise the potential of constrained 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: 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 Stimulating investment on constrained sites in order to encourage their beneficial re-use Encouraging mixed-use developments, which retain or create employment opportunities on site, particularly those that support local economic growth sectors Ensuring that any buildings or features of acknowledged heritage value are retained or reused where viable and feasible in accordance with Policy EQ7 and the National Planning Policy Framework The regeneration of the following sites as identified on the Policies Map will be supported: Glossopdale Woods Mill, Glossop [Policy DS1] Charlestown Works, Glossop [Policy DS3] Ferro Alloys, Glossop[Policy DS5] Central Area Bingswood Industrial Estate, Whaley Bridge [Policy DS11] Furness Vale Business Park [Policy DS12] Torr Vale Mill, New Mills [Policy DS13] Britannia Mill, Buxworth [Policy DS10] Birch Vale Industrial Estate [Policy DS15] Land at New Mills Newtown[Policy DS14]

Maintaining and Enhancing an Economic Base

The Council will maintain and where possible, enhance the economic base of the Plan Area. This will be achieved by: Making provision for the following amount of employment land to be developed during the plan period (2011-2031): Employment land requirements 2011 to 2031: - Industrial (B1c/B2): 22.608 hectares - Office (B1a/B1b): 11.304 hectares - Distribution (B8): 11.304 hectares - TOTAL: 45.216 hectares Supporting proposals that help to deliver the areas of economic focus and strategic priorities of the Local Enterprise Partnership Encouraging and making provision for a greater presence of high value and knowledge-based businesses in the Plan Area Encouraging and making provision for small-scale and start-up businesses including, through the support of innovation centres and managed workspace Supporting the appropriate improvement, enhancement and expansion of existing businesses Encouraging and making provision for office development, particularly within the Main Market Towns Supporting visitor-based service sector jobs within the local tourism industry Improving workforce skills by encouraging the provision of new training facilities on employment sites Encouraging flexible working practices via home-working where there is no adverse impact on residential amenities, and allowing the development of live-work units on residential and mixed use sites Protecting and promoting town centres as the focus for retail, leisure and office development Supporting new agricultural development, farm diversification and other development related to the rural economy that accords with Policy EQ3 (Rural Development) Neighbourhood Plans In order to assist in meeting the objectively assessed employment needs of the plan area Neighbourhood Plans should maximise opportunities for employment growth in sustainable locations and, where appropriate, make allocations in their plan. A minimum of 7.7ha of employment land should be allocated by the Neighbourhood Plan for Chapel-en-le-Frith Parish to support the Borough wide identified need for employment land. In the event that other Neighbourhood Plans come forward that seek to amend employment land supply, the Neighbourhood Plan should provide at least the same amount of employment land as identified in the Local Plan for the relevant parish or Neighbourhood Area. The provision of employment land and floorspace that meets the requirements of all local employment sectors which exist in the Plan Area will be monitored on an annual basis.

Climate Change

The Council will adopt strategies to mitigate and adapt to climate change. In addressing the move to a low carbon future for High Peak, the Council will plan for new development in locations and ways that reduce greenhouse gas emissions and adopt the principles set out in the energy hierarchy. The Council intends to meet part of its future energy needs through renewable or low carbon energy sources and will therefore encourage and support the provision of renewable and low carbon technologies, including both stand-alone installations, and micro-renewables integrated within new or existing development. A low carbon future for High Peak will be achieved by: a) 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 b) Ensuring that renewable energy installations do not have an adverse impact on the integrity of any European sites, (including by project- level HRA where appropriate), wildlife sites, protected species or habitats, or the landscape and landscape setting of the Peak District National Park c) Supporting opportunities to deliver decentralised energy systems, particularly those which are powered by a renewable or low carbon source d) Supporting connection to an existing decentralised energy supply system where there is capacity to supply the proposed development, or design for a future connection where there a firm proposals for such a system e) 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 f) Applications for new build residential development in the Buxton Sub-Area should meet the optional national technical requirement for water efficiency of 110 litres per person per day to minimise the phosphate load to the River Wye via discharges from the Buxton Sewage Treatment Works, unless it can be demonstrated that doing so would adversely impact on a scheme's viability. g) Unless it can be demonstrated that it would not be technically feasible or financially viable, requiring that commercial developments over 1,000m2 achieve the Building Research Establishment Environmental Assessment Method (BREEAM) good standard as a minimum h) Promoting energy efficiency and the use of renewable / low carbon energy in new development and through retro-fitting of existing buildings i) Supporting sustainable waste management by provision of space for recycling and composting j) Supporting the use of sustainable design and construction techniques including the use of recycled materials in construction, including where appropriate the local or on-site sourcing of these building materials k) Supporting high water efficiency standards and measures to recycle and minimise water consumption

Chalet Accommodation, Caravan and Camp Site Developments

Development proposals involving chalet accommodation, caravan and camp sites will only be permitted where: 1. The development would not have a prominent and adverse impact on the character and appearance of the immediate or wider landscape and; 2. Any visual impact would be well screened by existing landscape features for the whole of its proposed operating season and; 3. Any permanent structures would not be visible even during winter months when viewed from areas outside the site to which the public has access.

Pollution Control and Unstable Land

The Council will protect people and the environment from unsafe, unhealthy and polluted environments. This will be achieved by: Ensuring developments avoid potential adverse effects and only permitting developments that are deemed (individually or cumulatively) to result in the following types of pollution if any remaining potential adverse effects are mitigated to an acceptable level by other environmental controls or measures included in the proposals. This may be achieved by the imposition of planning conditions or through a planning obligation. The Council will not permit any proposal that has an adverse effect on a European site: 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; or Other nuisance, environmental pollution or harm to amenity, health or safety Ensuring all new developments have regard to the actions and objectives of the Humber and North West River Basin Management Plans in striving to protect and improve the quality of water bodies in and adjacent to the Borough, including the Rivers Etherow, Sett, Goyt and Wye, Glossop, Black and Randal Carr Brooks and their tributaries. Ensuring 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.

Flood Risk Management

The 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 Council will also have regard to all relevant Catchment Flood Management Plans and the Local Flood Risk Management Strategy. 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 sequential test as set out in the technical guidance to the NPPF demonstrates that this is the only site where the development can be located; 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; where necessary an exception test as set out in the technical guidance to the NPPF demonstrates that the proposed development can be accommodated with an acceptable degree of safety; 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; it does not damage or inhibit existing flood defence and flood risk management structures or measures; and it will not cause or worsen flooding on the site or elsewhere, and will reduce flood risk elsewhere where possible. Development proposals should consider opportunities to contribute towards the objectives of the relevant Catchment Flood Management Plan. Wherever possible, development should promote the reduction of flood risk by seeking to reinstate the natural floodplain, the de-culverting of watercourses and the limiting of surface water runoff to Greenfield rates via the use of sustainable drainage techniques. Where a watercourse is present on a development site, it should be retained or restored into a natural state and enhanced where possible. The culverting of any watercourse will not normally be permitted, and development should wherever possible remove any existing culverts and increase on-site flood storage. Development should be laid out to enable maintenance of the watercourse. 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.

Landscape Character

The Council will seek to protect, enhance and restore the landscape character of the Plan Area for its own intrinsic beauty and for its benefit 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, ecological networks 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 Supplementary Planning Document 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 protect and/or enhance the character, appearance and local distinctiveness of the landscape and landscape setting of the Peak District National Park Resisting development which would harm or be detrimental to the character of the local and wider landscape or the setting of a settlement as identified in the Landscape Impact Assessment.

Rural Development

Outside the settlement boundaries and sites allocated for development as defined on the Policies Map, including the Green Belt, the Council will seek to ensure that new development is strictly controlled in order to protect 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. This will be achieved by: Supporting the the redevelopment of a previously developed site and/or the conversion of existing buildings for employment use provided it does not have an adverse impact on the character and appearance of the rural area Supporting the provision and expansion of tourist and visitor facilities in sustainable locations where identified needs are not met by existing facilities Supporting rural employment in the form of home working, commercial enterprises and live-work units where a rural location can be justified Supporting equestrian development where it does not have an adverse impact upon the character and appearance of the area Supporting development associated with recreational and open space uses in accessible and least environmentally sensitive locations Supporting proposals for agriculture and related development which help sustain existing agricultural 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 Ensuring that all development is of a high quality design and protects or enhances landscape character and the setting of the Peak District National Park Allowing the following forms of new residential development: A replacement dwelling provided it does not have a significantly greater impact on the existing character of the rural area than the original dwelling nor result in the loss of a building which is intrinsic to the character of the area Affordable housing in accordance with Local Plan Policy H5 To meet an essential local need, such as a farm worker's or rural enterprise dwelling, where the need for such accommodation has been satisfactorily demonstrated and that need cannot be met elsewhere Re use of redundant and disused buildings and/or the redevelopment of a previously developed site, where it does not have an adverse impact on the character and appearance of the countryside. Where the existing building is in an isolated location the development should lead to an enhancement of the immediate setting. Limited infilling of a small gap capable of accommodating no more than 2 dwellings of a similar size and scale to the surrounding dwellings in an otherwise continuously built frontage Extensions to existing dwellings provided they are subsidiary to the building and do not have an adverse impact on the character of the landscape A gypsy and traveller site in accordance with Policy H6 Development in accordance with Policy H1

Green Belt Development

The Council will seek to protect the Green Belt and maintain its openness and permanence. The boundaries of the Green Belt are defined on the Policies Map. Within the Green Belt, planning permission will not be granted for development unless it is in accordance with national planning policy.

Biodiversity

The biodiversity and geological resources of the Plan Area and its surroundings will be conserved and where possible enhanced by ensuring that development proposals will not result in significant harm to biodiversity or geodiversity interests. This will be achieved by: Conserving and enhancing sites of international, European, and national importance. On these sites the Council will not permit any development proposal that has 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. On these sites the Council will not 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. On these sites the Council will not permit any development proposal which would directly or indirectly result in significant harm to geological and biodiversity conservation interests, unless it can be demonstrated that: there is no appropriate alternative site available; and all statutory and regulatory requirements relating to any such proposal have been satisfied; and 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 Working with partners to help meet the objectives and targets in the Peak District Biodiversity Action Plan or its successor Working with partners to protect and enhance watercourses Identifying local ecological networks and supporting their establishment and protection in accordance with Local Plan Policy EQ8, 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 Supporting the work of the Local Nature Partnership and Dark Peak Nature Improvement Area

Green Infrastructure

The Council will, through partnership working, develop, protect and enhance networks of Biodiversity and Green Infrastructure. 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 - Requiring that development proposals, where appropriate, contribute towards 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 and waterways - The protection and extension of existing long distance trails and development of a network of Greenways in accordance with the West Derbyshire and High Peak Greenway Strategy - Working with the Dark Peak Nature Improvement Area and other partners to help create better access routes linking High Peak settlements into the surrounding countryside for tourism and recreation - 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, in accordance with Local Plan Policy EQ5

Trees, woodland and hedgerows

The Council will protect existing trees, woodlands and hedgerows, in particular, ancient woodland, veteran trees and ancient or species-rich hedgerows from loss or deterioration. This will be achieved by: - Requiring that existing woodlands, healthy, mature trees and hedgerows are retained and integrated within a proposed development unless the need for, and benefits of, the development clearly outweigh their loss - Requiring new developments where appropriate to provide tree planting and soft landscaping, including where possible the replacement of any trees that are removed at a ratio of 2:1 - Resisting development that would directly or indirectly damage existing ancient woodland, veteran trees and ancient or species-rich hedgerows.

Sustainable Development Principles

The Borough Council will expect that all new development makes a positive contribution towards the sustainability of communities and to protecting, and where possible enhancing, the environment; and mitigating the process of climate change, within the Plan Area. This will be achieved by: Meeting most development needs within or adjacent to existing communities; Making effective use of land (including the remediation of contaminated land and reuse of brownfield land), buildings and existing infrastructure; Making efficient use of land by ensuring that the density of proposals is appropriate (and informed by the surrounding built environment); Taking account of the distinct Peak District character, landscape, townscape, roles and setting of different areas and settlements in the High Peak; Protecting and enhancing the natural and historic environment of the High Peak and its surrounding areas including the Peak District National Park; 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; Supporting the local economy and businesses by providing for a range of economic development that provide employment opportunities suitable for local people in sustainable locations, and generally encourage larger developments to incorporate mixed uses where possible so as to reduce the need to travel; 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 minimal reliance on the private car; 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; Minimising carbon or energy impacts associated with development according to the principles of the 'energy hierarchy' by minimising the need for energy through the appropriate siting, orientation and design of new buildings; the use of renewable energy sources and ensuring building construction and other forms of development address the challenge of climate change by meeting high environmental standards with particular regard to energy efficiency, water efficiency, use of sustainable materials, encouraging waste reduction, recycling, including where appropriate the local- or on site-sourcing of building materials; Further mitigating the impacts of climate change by seeking reductions in greenhouse gas emissions across the High Peak; in particular through supporting the delivery of renewable and low-carbon forms of energy (either via stand-alone installations, or installations integrated within new/existing developments), where this is considered acceptable against all other Development Plan Policies as a whole; Requiring that all new development addresses flood risk mitigation/adaptation, ensuring for example that sustainable drainage systems are considered at the outset within proposals (and to comply with legislative requirements); Seeking to secure high quality, locally distinctive and inclusive design in all development that can be accessed and used by everyone including disabled people; Seeking to secure developments 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 and working environment and the risks from potential hazards are minimised; Maintaining and where possible enhancing accessibility to a good range of services and facilities, and ensuring existing infrastructure and services have the capacity to support development when required. 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. In all cases development should not conflict with the relevant policies in this Local Plan. Development should be designed to be sustainable; seek to enhance the environment; have regard to both its direct and indirect cumulative impact over the longer term; and should provide any necessary mitigating or compensatory measures to address harmful implications. New development should make effective use of land and buildings and be located in sustainable locations in line with the Settlement Hierarchy in Policy S2.

Presumption in Favour of Sustainable Development

When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework. It will always work pro-actively with applicants jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in this Local Plan (and, where relevant, with polices in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise.

Torr Vale Mill, New Mills

Torr Vale Mill and associated land is allocated for a heritage-led mixed use redevelopment scheme which will facilitate the repair and secure the long term future, of the Grade II* Listed Mill. This will include: Education use; Office and business use; Leisure and tourism facilities; Residential development necessary to enable the conversion of the mill to mixed use development. Development will be subject to compliance with other relevant Local Plan policies, and: Preparation of a comprehensive masterplan, viability assessment and phasing programme; Town centre uses above the thresholds identified in Policy CF1 should be supported by a sequential site assessment and impact assessment as appropriate Contributions towards infrastructure, services and other community needs as required, subject to a viability assessment; Archaeological desk-based assessment; A site specific Flood Risk Assessment in accordance with the findings of the High Peak Viability Assessment: Level 2 Strategic Flood Risk Assessment; Preparation of detailed heritage assessment in relation to the significance of heritage assets. This should be used to inform a heritage led strategy for the conservation of the Grade II* listed Torr Vale Mill and its future management, and take into account other associated development within its setting (including any enabling development). A detailed assessment of the condition of the buildings is required. Assessment of woodland and associated management measures, including the impact of development and any necessary mitigation measures in relation to the Mousley Bottom Local Nature Reserve.

Built and Historic Environment

The 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 in accordance with sub area strategies S5, S6 and S7. Particular protection will be given to designated and non-designated heritage assets and their settings including: Listed Buildings Conservation Areas Historic Parks and Gardens Scheduled Monuments Archaeological Sites or heritage features Heritage trees and woodlands Locally listed 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 Preventing the loss of buildings and features which make a positive contribution to the character or heritage of an area through preservation or appropriate reuse and sensitive development, including enabling development, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss or other relevant provisions of the NPPF apply. Ensuring that development within the Area of Archaeological Interest as identified on the Policies Map does not have a significant adverse impact on any known or yet to be discovered heritage assets. Planning conditions and/or obligations will be agreed to ensure that archaeological or heritage features and recorded and retained intact in situ. Where this is impractical, such features will be appropriately excavated and recorded prior to destruction. Within the Buxton Area of Archaeological Interest development proposals should be informed by desk-based assessment / field evaluation as appropriate to assess the potential for impacts on Roman archaeology. Where proposals are likely to affect other known important sites, sites of significant archaeological potential, or those that become known through the development process, an archaeological evaluation will be required prior to their determination 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, use of traditional materials and detailing, siting and views away from and towards the heritage asset in order to ensure that the design is sympathetic and minimises harm to the asset. Requiring proposals for the change of use of heritage assets, including listed buildings and buildings in Conservation Areas to demonstrate that the proposal is considered to be the optimum sustainable and viable use that involves the least change to the fabric, interior and setting of the building Requiring development proposals in Conservation Areas to demonstrate how the proposal has taken account of the distinctive character and setting of individual Conservation Areas including open spaces and natural features and how this has been reflected in the layout, design, form, scale, mass, use of traditional materials and detailing, in accordance with Character Appraisals where available Requiring the retention of shop-fronts of high architectural or historical value wherever possible. Proposals for replacement shop-fronts and signage, or alterations to shop-fronts affecting heritage assets should respect the character, scale, proportion and special interest of the host building and its setting Continuing the programme of Conservation Area Character Appraisals Ensuring that appropriate heritage assets are added to the local list of buildings of architectural or historic interest Using Article 4 Directions to control permitted development in the Central, College, Hardwick, and Buxton Park Conservation Areas in Buxton and the Old Glossop, Higher Chisworth and New Mills Conservation Areas Providing occasional grant funding as resources permit to allow owners or occupiers of historic commercial buildings to improve and enhance their shop-fronts, windows, doors

Woods Mill, Glossop

Land amounting to 4 hectares is designated as Regeneration Area and identified for mixed use and residential development of approximately 104 dwellings. Appropriate uses for the site may include: Food and Drink (A3 and A4); Business (B1); Residential (C3); Leisure (A3, A4, C1 or D2); Non-residential institutions (D1); Open space and landscaping; and New public realm Development will be subject to compliance with other relevant Local Plan policies, including on-site provision of the required proportion of affordable housing (currently 30%) and contributions towards infrastructure, education, services and other community needs as required. A financial appraisal will be required to justify a reduced provision of affordable housing. Any scheme involving town centre uses outside of the defined centre will be required to meet the provisions of the NPPF, and to demonstrate that there will not be a significant adverse impact on the vitality and viability of Glossop town centre, and that the site is sequentially preferable. In addition: Applicants will be required to demonstrate the regeneration benefits of proposals, including phasing. The Council will resist incremental development which would undermine a comprehensive approach; The Council will seek to retain the existing multi-storey mill buildings of Woods Mill and Eastern Mill, and that these are refurbished and brought back to beneficial use. Any scheme proposing their whole or partial demolition will be subject to a heritage assessment and independent viability assessment; Development and public realm should be of high quality that enhances the character of the Conservation Area, and particular attention will be required to the setting of Howard Town House in any proposals; Business uses should include, wherever possible, the relocation of existing uses within the site; Vehicular and pedestrian access will be required from both the town centre via Victoria Street and from High Street East; Open space should include amenity space, and should reinforce linkage to the town centre; it should improve access to the waterside, including a riverside path along Glossop Brook with linkage to both the town centre and Manor Park, and to existing footpaths; A Transport Assessment will be required; An archaeological desk-based assessment and buildings appraisal will be required regardless of whether or not significant demolition is proposed; The majority of the site lies within a flood zone, and mitigation measures likely to be required include the use of SUDS and other water attenuation measures, the restoration of the Mill pond, works to watercourse walls and boundaries, and raising the level of the Cross Cliffe/Milltown highway; The development should include adequate car-parking on-site.

Britannia Mill, Buxworth

Land amounting to approximately 1.5 hectares is allocated for residential development of approximately 50 dwellings. The precise capacity of the site for residential development shall be determined by further consideration of development viability and compliance with Green Belt policy. Infilling and the redevelopment of previously developed land which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development will be supported. Adjoining greenfield land to the east may be used for recreational purposes to support tourism at Buxworth Canal Basin, subject to compliance with Green Belt policy. Access to serve the development of housing and/or recreational facilities may also be provided through the adjoining greenfield land if required by the highways authority. Proposals for development of the site allocated for housing shall be determined by a design and development brief to be prepared in co-operation with the High Peak Borough Council, the aims of which will be to: Produce a quantity and form of development which responds to the site's location, setting and adopted planning policy framework; Produce a development, which is viable, such that the residential development can be successfully implemented and the future management of retained landscape assets can be secured. Demonstrate opportunities to realise the potential for tourism related development on the adjoining land to the east Development will be subject to compliance with other relevant Local Plan policies, and: Preparation of a comprehensive masterplan, including a landscape plan and phasing programme. Screening vegetation on the periphery of the site should be retained. Woodland corridors within the site which provide linking habitats to the adjacent Local Wildlife Site should also be retained. The design should reflect the setting and character of the locality. Opportunities to improve pedestrian access to the canal basin and tow path should also be explored alongside the scope to realise the potential for tourism related development on the adjoining land to the east; The required proportion of affordable housing (currently 30%); Developer contribution towards the provision of infrastructure, services and other community needs as required; An archaeological desk-based assessment; A site specific Flood Risk Assessment in accordance with the findings of the High Peak Viability Assessment : Level 2 Strategic Flood Risk Assessment; A buildings appraisal and assessment of the impact on the setting of non-designated and designated heritage assets. Any scheme proposing the whole or partial demolition of the existing mill buildings will be subject to a heritage assessment and independent viability assessment; An air quality and recreational use assessment of the impact of any development on the Goytside Meadows Local Nature Reserve.

Bingswood, Whaley Bridge

Land amounting to 6.8ha is allocated for business and mixed use development. The majority of the area to the south and east of the River Goyt, comprising the existing industrial estate and undeveloped brownfield area to the north of the estate, should be developed for business use. Residential development of approximately 75 dwellings may be permitted on 2.5ha within the site. Development will be subject to compliance with other relevant Local Plan policies, and: Provision of new access to the Bingswood Industrial Estate. This access to be constructed before any further development of the site; Preparation of a comprehensive masterplan and phasing programme, including the protection of existing employment on the site; Provision of the required proportion of affordable housing (currently 30%). Any reduction in this amount will be subject to financial assessment; Contributions towards infrastructure, greenway improvements, services and other community needs as required; Provision of a comprehensive landscaping plan, including the retention of mature trees; Contamination and ground condition survey; A site specific Flood Risk Assessment in accordance with the findings of the High Peak Viability Assessment: Level 2 Strategic Flood Risk Assessment and provision of flood mitigation measures in consultation with the Environment Agency; An assessment to consider and address impact on the adjacent wildlife site and ancient woodland; Archaeological desk-based assessment; Buildings appraisal and assessment of non-designated heritage assets. Appropriate uses for the area to the north and west of the River Goyt (Hogs Yard) may include business, hotel, assembly and leisure, food and drink, tourist accommodation and facilities. Town centre uses should accord with Policy CF1. Development should not prejudice the construction of the Goyt Bridge and associated access road as identified on the Policies Map

Newtown, New Mills

Woodside Street housing allocation Land amounting to 0.62ha is allocated for approximately 25 dwellings. Development will be subject to compliance with other relevant Local Plan policies, and: Development should have regard to the historic canal-side environment. The design and layout of the scheme shall maximise natural surveillance of the canal and access to, from and along the canal towpath Contributions to be provided towards infrastructure, including education provision Developers should liaise with Network Rail at an early stage to identify any potential impact on the railway tunnel to the north of the site and to agree the details of any works within its proximity Preparation of a comprehensive masterplan that seek to minimise any conflicts between residential and employment premises in terms of amenity and safety Preparation of a Transport Assessment Archaeological desk-based assessment and buildings appraisal Newtown Industrial Legacy site Land amounting to 1.1ha is allocated for a mix of uses including housing (approximately 15 dwellings) and B1b/c. Land to provide additional parking (approximately 30 extra spaces) to serve New Mills Newtown Station should also be retained within the site. The developers of the housing and / or employment element of the development will not be required to contribute towards the cost of providing the parking for the station other than through the provision of land. Development will be subject to compliance with wider Local Plan policies, and: Town centre proposals should accord with Policy CF1 Developers should liaise with Network Rail at an early stage to identify any potential conflict with the operation railway and agree mitigation measures as appropriate Preparation of a Transport Assessment with specific consideration of the junction of Albion Road, Chapel Street and the station car park. Preparation of a comprehensive masterplan that seek to minimise any conflicts between residential, public parking and employment premises in terms of amenity and safety Contributions towards infrastructure, including education provision Archaeological desk-based assessment Consideration of the impact on the Goytside Meadows Local Nature Reserve and necessary mitigation measures.

Birch Vale Industrial Estate

Land amounting to 4.4ha is allocated for approximately 100 dwellings and the retention of approximately 0.9ha of employment land (B1b/c, B2 and B8). Development will be subject to compliance with other relevant Local Plan policies, and: Contributions towards infrastructure, including education provision Preparation of a Transport Assessment, including specific consideration of the junction with Station Road. Links to, and improvement of, existing pedestrian routes and public transport facilities should be explored and provided where appropriate Preparation of a comprehensive masterplan that seeks to minimise any conflicts between residential and employment premises in terms of amenity and safety, maximises opportunities to utilise the reservoir for recreational use and includes a landscape framework. The design and layout should look to buffer/protect and enhance the adjacent wildlife features of the River Sett and reservoir. Archaeological desk-based assessment and buildings appraisal and a contamination survey A site specific Flood Risk Assessment in accordance with the findings of the High Peak Viability Assessment: Level 2 Strategic Flood Risk Assessment; Consideration of the impact on the Bluebell Wood Local Nature Reserve and necessary mitigation measures. Wildlife surveys should be undertaken following consultation with the Derbyshire Wildlife Trust.

South of Macclesfield Road Whaley Bridge

Land amounting to 3.68 hectares is allocated for residential development of approximately 83 dwellings. Development will be subject to compliance with other relevant Local Plan policies and: A transport assessment Preparation of a masterplan to include a landscape plan and measures to reduce impact on National Park A wildlife and nature conservation assessment Contributions towards infrastructure Provision of the required proportion of affordable housing provision (currently 30%)

Land at Hogshaw, Buxton

Land amounting to 13.7ha is allocated for residential development of approximately 124 dwellings including public open space, and for recreation and amenity space. Development will be subject to compliance with other relevant Local Plan policies, and subject to: Full investigation and remediation of existing contamination and ground conditions; Agreement with the Council of a full phasing programme covering the entire site, such a programme to ensure completion of all remediation works before the completion of the residential development of the greenfield part of the site, or other phasing as agreed; Provision of a new vehicular access from the A6 at Fairfield Common and highway improvements as identified by a Transport Assessment, Provision of emergency access via Nunsfield Road and/or Glenmoor Road Provision of cycle and pedestrian routes to the town centre and schools; Ecological survey and management plan to conserve and enhance the ecological interest of the site, including the provision of open space along the river valley and within the allocated recreational land to the north if required to compensate for the loss of the nature conservation interest; Provision of an agreed landscaping scheme, including retention of protected trees and existing landscape features where appropriate. Existing vegetation and woodland in the north of the site should be retained and enhanced and additional native tree and shrub blocks should be planted at an early phase on the northern and eastern boundaries in order to screen future development and strengthen the settlement boundary; Approval of a scheme to mitigate flooding; Archaeological desk-based assessment and field evaluation pre-application; Buildings appraisal and assessment of non-designated heritage assets Land adjoining the housing allocation as identified on the Policies Map will be reserved for railway infrastructure development. Housing proposals should not prejudice the delivery of railway infrastructure or vice versa.

Land west of Tongue Lane, Fairfield, Buxton

Land amounting to 7.16 hectares is allocated for residential development of approximately 139 dwellings within the plan period. Development will be subject to compliance with other relevant Local Plan policies, and: Further engagement with the Minerals Planning Authority and quarry operator to resolve issues related to the existing working and proposed extension to the Ashwood Dale quarry; The required proportion of affordable housing (currently 30%); Developer contribution towards the provision of infrastructure, in particular, the new Fairfield Link road, public transport provision, commuted sum to Education Authority, and other community services and needs as required; A Transport Assessment; Design of open spaces, boundary treatment and hard landscaping to reflect guidance in the Landscape Character SPD; Building design to reflect guidance in 'Residential Design' SPD and 'Designing Out Crime'; An archaeological evaluation pre-application; Project-level Habitats Regulations Assessment in order to address potential urban effects on the Peak Dales Special Area of Conservation. All dwellings (excluding curtilage) to be located at least 200m away from the potential blasting area of Ashwood Dale Quarry (as identified on the Policies Map) until such time that blasting permanently ceases.

Land off Dukes Drive, Buxton

Land amounting to15.5 hectares is allocated for residential development of approximately 338 dwellings. Development will be subject to compliance with other relevant Local Plan policies, and subject to: The required proportion of affordable housing (currently 30%); Developer contribution towards the provision of infrastructure, a commuted sum to the Education Authority, and other community services and needs as required; A Transport Assessment, including full highways design and phasing scheme; Design reflecting the landscape character SPD; An archaeological desk-based assessment and field evaluation pre-application; Ecological assessment and protection of the grassland vegetation communities on the steeper slopes and extension of the grassland vegetation at the Dale Road Local Wildlife site.

Former Railway Museum and land off Dinting Road, Glossop

Land amounting to 6.15 hectares is allocated for residential development of approximately 139 dwellings. Development will be subject to compliance with other relevant Local Plan policies, including on-site provision of the required proportion of affordable housing (currently 30%) and contributions towards infrastructure, services and other community needs as required, and: Provision of new access and transport assessment; Contamination and ground condition survey; Agree with Network Rail the closure of the level crossing and diversion of the bridleway to a safe and satisfactory standard; Provision of a comprehensive landscaping plan, including the strengthening of woodland on the perimeter and retention of historical features; An archaeological desk-based assessment and buildings appraisal will be required. A wildlife survey should be undertaken following consultation with Derbyshire Wildlife Trust

Land off Ashbourne Road and Foxlow Farm, Buxton

Land amounting to 21.5 hectares is allocated for residential development of approximately 440 dwellings including landscaping and amenity, and a Local Centre. Development will be subject to compliance with other relevant Local Plan policies, and subject to: Preparation of a comprehensive masterplan, including the impact of the development on Harpur Hill; The required proportion of affordable housing (currently 30%); Provision of a new Local Centre comprising of small scale A1 retail convenience development (less than 200m² net sales) and wider uses including business, non-residential institutions and leisure as defined in the Policies Map will be supported subject to their accordance with other relevant Local Plan policies. The total floorspace for the Local Centre shall be less than 2500m². This relates to town centre uses only as defined by the NPPF. Town centre proposals above these thresholds must be supported by an appropriate impact and sequential site assessment that consider Buxton's centre. Developer contribution towards the provision of infrastructure, educational services and other community needs as required Preparation of a comprehensive landscape masterplan, to include new planting and retention of existing planting, new open space, and consideration of the setting of the National Park and mitigating of any impact on the scheduled ancient monument, and the safeguarding of up to 1.9ha from development along the frontage to Ashbourne Road; Traffic Assessment, including full highways design and phasing scheme; Design reflecting the limestone peak landscape character SPD; An archaeological desk-based assessment and field evaluation pre-application; Ecological assessment.

Market Street Depot, Buxton

Land amounting to 0.8 hectares is allocated for residential development of approximately 24 dwellings. Development will be subject to compliance with other relevant Local Plan policies and: A transport assessment Retention of public car parking within the site Consideration of impact on the adjacent Conservation Area Contamination Assessment Archaeological Assessment Contributions towards infrastructure Provision of the required proportion of affordable housing provision (currently 30%)

Charlestown Works, Charlestown Road, Glossop

Land amounting to 3.9 hectares is allocated for business / industry and residential development of approximately 100 dwellings. Development will be subject to compliance with other relevant Local Plan policies, and: Provision of new access; Provision of the required proportion of affordable housing (currently 30%); Contributions towards infrastructure, education, services and other community needs as required; Contamination and ground condition survey; Office proposals above the thresholds specified in Policy CF1 should be supported by an impact and sequential site assessment Provision of a comprehensive landscaping plan, including the retention of those trees protected by TPO and public open space; Provision of flood mitigation measures in consultation with the Environment Agency; An archaeological desk-based assessment; Project-level Habitats Regulations Assessment in order to address potential urban effects; A buildings appraisal and assessment of non-designated heritage assets; A Transport Assessment.

Adderley Place, Glossop

Land amounting to 6.3 hectares is allocated for residential development of approximately 130 dwellings. Development will be subject to compliance with other relevant Local Plan policies, and: Provision of new access and a transport assessment; Provision of the required proportion of affordable housing (currently 30%); Contributions towards infrastructure, services and other community needs as required; Contamination and ground condition survey and site specific Flood Risk Assessment in accordance with the findings of the High Peak Viability Assessment: Level 2 Strategic Flood Risk Assessment; Provision of a comprehensive landscaping plan, including the retention of mature trees; An archaeological evaluation. A wildlife survey should be undertaken following consultation with Derbyshire Wildlife Trust

Former Ferro Alloys site, Glossop

Land amounting to 1.05ha is allocated for business, industrial and residential development. Development will be subject to compliance with other relevant Local Plan policies, and: Contamination and ground condition survey; Preparation of a comprehensive site remediation and development plan, and phasing programme; Provision of a comprehensive landscaping plan; The layout of any scheme should consider pedestrian routes within and adjacent to the site; The scheme should consider and protect the setting of heritage assets, including Grade II listed building and conservation area.

Roughfields Glossop

Land amounting to 4.7 hectares is allocated for residential development of approximately 102 dwellings. Development will be subject to compliance with other relevant Local Plan policies and: A transport assessment Safeguarding of a site for a new County Primary School and Nursery Protection of the existing public open space Preparation of a masterplan to include a landscape plan and measures to reduce impact on National Park A wildlife and nature conservation assessment Contributions towards infrastructure Provision of the required proportion of affordable housing provision (currently 30%) A site specific flood risk assessment

North Road Glossop

Land amounting to 8.8 hectares is allocated for residential development of approximately 150 dwellings. Development will be subject to compliance with other relevant Local Plan policies and: A transport assessment Preparation of a masterplan to include a landscape plan and measures to reduce impact on National Park A wildlife and nature conservation assessment Contributions towards infrastructure Provision of the required proportion of affordable housing provision (currently 30%) A site specific flood risk assessment

Land off Derby Road, New Mills

Land amounting to 5.8 hectares is allocated for residential development of approximately 107 dwellings. Development will be subject to compliance with other relevant Local Plan policies, and: The required proportion of affordable housing (currently 30%); Developer contribution towards the provision of infrastructure, services and other community needs as required; A Transport Assessment; Coal mining and ground conditions survey; An archaeological assessment. A landscaping plan including details of boundary treatment

Land at Ollersett Lane/Pingot Road New Mills

Land amounting to 9.0 hectares is allocated for residential development of approximately 239 dwellings. Development will be subject to compliance with other relevant Local Plan policies, and: The required proportion of affordable housing (currently 30%); Developer contribution towards the provision of infrastructure including highway improvements, services and other community needs as required; A Transport Assessment; Coal mining and ground conditions survey; An archaeological assessment; Development on the higher, eastern edge of the site should be restricted to reduce the impact on the setting of the National Park. Mitigation should include an appropriate landscape framework. The scheme should consider and protect the setting of heritage assets, including the nearby Grade II listed building.

Britannia Mill, Buxworth

Secure an appropriate mixed-use development of the site, including residential

Bingswood, Whaley Bridge

Secure an appropriate mixed-use development of the site, including business / industry

Torr Vale Mill, New Mills

Secure an appropriate mixed-use development of the site, including business, tourism, leisure, education and residential

Newtown and Woodside Street New Mills

Secure an appropriate mixed use development of the site including residential

Birch Vale Industrial Estate

Secure an appropriate residential development of the site including retention of employment land

South of Macclesfield Road Whaley Bridge

Secure appropriate residential development of the site

Land at Hogshaw, Buxton

Secure an appropriate residential development of the site

Land west of Tongue Lane, Fairfield, Buxton

Secure an appropriate residential development of the site

Land off Dukes Drive, Buxton

Secure an appropriate residential development of the site

Land off Ashbourne Road and Foxlow Farm, Buxton

Secure an appropriate mixed-use development of the site, including residential and business / industry

Market Street Depot Buxton

Secure appropriate residential development of the site

North Road Glossop

Secure appropriate residential development of the site

Land off Derby Road, New Mills

Secure an appropriate residential development of the site

Land at Ollersett Lane/Pingot Road New Mills

Secure an appropriate residential development of the site

Location of Housing Development

The 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 within defined built up area boundaries of the towns and larger villages 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 The Council will monitor actual and forecast provision, including windfall sites, through the Monitoring Report and its housing trajectory to identify a 5 year supply of deliverable housing sites against the housing requirement in the Local Plan. The Council will give consideration to approving sustainable sites outside the defined built up area boundaries, taking into account other policies in this Local Plan, provided that: The development would adjoin the built up area boundary and be well related with the existing pattern of development and surrounding land uses and of an appropriate scale for the settlement; and the development would not lead to prominent intrusion into the countryside or have a significant adverse impact on the character of the countryside; and it would have reasonable access by foot, cycle or public transport to schools medical services, shops and other community facilities; and the local and strategic infrastructure can meet the additional requirements arising from the development If necessary the Council will review the Local Plan to bring forward additional sites for housing.

Housing Allocations

The following sites will be allocated for housing or mixed use development. The Council will work with developers and the local community to bring forward sustainable developments in accordance with the other policies in the Local Plan. Glossopdale Phase: No of dwellings: Location M: 28: Paradise Street Hadfield (G2) M: 102: Roughfields Hadfield (G3) E: 0 (150): North Road (G6) M: 30: Bute Street (G12) E: 31: Hawkshead Mill Old Glossop (G13) M: 104: Woods Mill High St East* (G16) [Policy DS1] E: 64: Dinting Road/Dinting Lane (G19) M: 50: Dinting Lane (G20) [Policy DS2] L: 89: Former railway museum (G23) [Policy DS2] M: 35: Land off Melandra Castle Road (G25) M: 38: Land adj to Gamesley Sidings (G26) E: 0 (100): Charlestown Works Glossop* (G31) [Policy DS3] M: 130: Adderley Place (G32) [Policy DS4] 701: TOTAL PROVISION ON ALLOCATED SITES Central Phase: No of dwellings: Location M: 107: Derby Road New Mills (C3) [Policy DS8] M/L: 239: Ollersett Lane/Pingot Road/Laneside Road New Mills (C5, C6, C17, C18) [Policy DS9] E: 25: Woodside Street New Mills (C7) E: 0 (83): South of Macclesfield Road (C9) E: 13: Buxton Road Chinley (C13) E: 50: Britannia Mill* (C15) [Policy DS10] E: 39: Furness Vale A6 (C16) L: 26: Furness Vale Business Park* (C19) [Policy DS12] M: 15: New Mills, Newtown* (C20) [Policy DS14] M: 100: Birch Vale Industrial Estate* (C21) [Policy DS15] 614: TOTAL PROVISION ON ALLOCATED SITES Buxton Phase: No of dwellings: Location E: 25: Batham Gate Road Peak Dale (B1) L: 124: Land at Hogshaw Buxton (B3, B4) [Policy DS17] E: 30: Hardwick Square South Buxton (B6) E: 24: Market Street Depot Buxton (B7) L: 139: West of Tongue Lane Fairfield Buxton (B8) [Policy DS18] M: 338: Land off Dukes Drive Buxton (B10) [Policy DS19] E/M: 0(440): Foxlow Farm, Ashbourne Road, Buxton (B20, B21, B22) [Policy DS20] E: 105: Harpur Hill College Campus (B27) M: 30: Station Road, Buxton (B31) [Policy DS22] 815: TOTAL PROVISION ON ALLOCATED SITES

New Housing Development

The Council will require all new residential development to address the housing needs of local people by: a) Meeting the requirements for affordable housing within the overall provision of new residential development as set out in Policy H4 b) Providing a range of market and affordable housing types and sizes that can reasonably meet the requirements and future needs of a wide range of household types including for the elderly and people with specialist housing needs, based on evidence from the Strategic Housing Market Assessment or successor documents c) Providing a mix of housing that contributes positively to the promotion of a sustainable and inclusive community taking into account the characteristics of the existing housing stock in the surrounding locality d) Ensuring new residential development includes a proportion of housing suitable for newly forming local households e) Supporting dwellings designed to provide flexible accommodation which is capable of future adaptation by seeking to achieve adequate internal space for the intended number of occupants in accordance with the Nationally Described Space Standard and delivered to meet accessibility standards set out in the Optional Requirement M4(2) of Part M of the Building Regulations.

Affordable Housing

The 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 need for affordable housing, residential developments should seek to achieve the following proportions of residential units as affordable housing: 30% affordable housing on sites of 25 units or more 20% affordable housing on sites of 5-24 units (0.16ha or larger) Where the provision of affordable houses proposed is below the requirements set out above, the Council will require applicants to provide evidence by way of a financial appraisal to justify a reduced provision. The affordable housing provision should seek to achieve a target of 80% rented accommodation with the balance being provided as intermediate housing. These proportions may be varied where justified and with agreement with the local planning authority. Where appropriate for specific sites, criteria setting out variations in the form the contribution should take, including tenure, will be provided in the Site Allocations Strategic Development Sites policies. Additional guidance will be provided in the Affordable Housing SPD. Affordable housing provision should normally be provided within the development site itself and in perpetuity. In exceptional cases, the Council may allow provision off-site or a financial contribution of broadly equivalent value. In determining applications for residential development below the above thresholds, that would increase the net overall stock of unrestricted market housing, the local planning authority will want to negotiate a financial contribution towards the provision of affordable housing on suitable sites elsewhere within the plan area.

Rural Exception Sites

In exceptional circumstances, proposals for affordable housing on rural sites that would not normally be released for housing development will be supported provided that: The development is of a size and type which can be justified by evidence of need from a local housing needs survey The affordable housing would meet a genuine local need as defined in the Affordable Housing Supplementary Planning Document Appropriate safeguards are put in place that ensure that the housing will remain affordable for successive occupiers in perpetuity The site is located within or adjoining the settlement boundary of a village and is adequately served by existing services and facilities The development takes full account of environmental considerations, including European sites The development provides all affordable housing unless it can be demonstrated that an element of market housing is required to deliver a significant amount of affordable housing

Gypsies, Travellers and Travelling Show People

Where a Gypsy and Traveller Needs Assessment identifies a need for pitch provision for gypsies, travellers and travelling show people within the Plan Area, the Council will work with stakeholders including other local planning authorities to ensure that the need is met. The following considerations will be taken into account in the provision of a site or the determination of applications for gypsy and traveller sites: The development does not have a significant adverse impact upon the character or appearance of the landscape, sites/areas of nature conservation value, including European sites, or heritage assets The site should be well located on the highway network and provide safe and convenient vehicular and pedestrian access and adequate parking, and not result in a level of traffic generation which is inappropriate for roads in the area The site must provide adequate on site facilities for parking, storage, play and residential amenity (including basic essential services such as water and sewage disposal) In the case of permanent sites (other than transit sites), there should be reasonable access to schools, medical services, shops and other community facilities The site should not be visually intrusive nor detrimental to the amenities of adjacent occupiers Adequate levels of privacy and residential amenity for site occupiers should be provided

Strategic Housing Development

Housing Land Supply and Distribution Provision will be made for at least 7,000 dwellings over the period 2011-2031 at an overall average annual development rate of 350 dwellings. In order to meet this requirement sufficient land will be identified to accommodate up to 3,549 additional dwellings on new site. This will be distributed across the Borough broadly as follows: Table 3 No. of Dwellings on new sites % of Borough Total Sub-Area 958 -1,242 27-35% Glossopdale 1,065 -1,171 30-33% Central 1,136 -1,526 32-43% Buxton This will be met from large sites allocated in policy H2 and in the Chapel-en-le-Frith Neighbourhood Plan and from small sites which accord with policy H1 as follows: Table 4 How the Requirement will be met on new sites Number of Dwellings on new sites Sub-area Glossopdale 250 - Glossop Small Sites 150 - Villages Small Sites 558 - 842 - Allocations 958 - 1,242 TOTAL TARGET PROVISION Central Area 100 - Chapel Neighbourhood Plan Small Sites 100 - New Mills Small Sites 100 - Whaley Bridge Small Sites 100 - Villages Small Sites 623 - 729 - Allocations (excluding Chapel Parish) 1,065 - 1,171 TOTAL TARGET PROVISION Buxton 300 - Buxton Small Sites 100 - Villages Small Sites 736 - 1,126 - Allocations 1,136 - 1,526 TOTAL TARGET PROVISION The release of land/sites for new housing will be managed so that it delivers the broad amount and distribution of housing as set out above. The adequacy of housing delivery (in terms of a five year supply of housing and in meeting planned housing delivery targets over the full plan period) will be assessed regularly in accordance with a Housing Implementation Strategy and through annual reviews of the Strategic Housing Land Availability Assessment. Progress will be reported through the council's Authority Monitoring Report. Neighbourhood Plans In order to assist in meeting the full objectively assessed housing need of the plan area Neighbourhood Plans should maximise opportunities for housing growth in sustainable locations and, where appropriate, make allocations in their plan to provide at least the same amount of housing land identified in the Local Plan for the relevant parish or Neighbourhood Area. For the Chapel Neighbourhood Plan a minimum of 850 dwellings should be delivered over the plan period in addition to the small sites allowance but this may be exceeded to help meet the needs of the Borough.

Local Infrastructure Provision

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 that help to address traffic congestion issues and support growth identified in the Local Plan. Improvements should encourage modal shift from the private car where possible - Providing for strategic enhancement of the energy and utilities networks - Supporting improvements to telecommunications and high speed broadband infrastructure that does not have an inappropriate impact on the landscape or townscape - Ensuring the availability of water and wastewater infrastructure by working with utility providers to promote a coordinated approach to the delivery of development and future infrastructure works - Supporting the provision of sports related infrastructure in accordance with Policy CF4 - Supporting improvements to or the provision of new waste management infrastructure required to support development New development will only be permitted where the infrastructure necessary to serve it is either available, or where suitable arrangements are in place to provide it. Arrangements for the provision, or improvement of infrastructure directly related to a planning application will be secured by planning obligation or, where appropriate, via conditions attached to a planning permission. This will ensure that the necessary improvements can be completed prior to occupation of development, or the relevant phase of a development. Subject to development viability and further consideration by the Council, infrastructure required to support the cumulative impact of household and population growth in High Peak will be supported by investment from a Community Infrastructure Levy. Funding from the levy will also be allocated to communities in support local infrastructure improvements. The Council will work with service and infrastructure providers with the aim of ensuring the delivery of adequate infrastructure and services, to serve the development needs of the Plan Area. Consideration will be given to ensuring that any adverse impacts arising are minimised, and that decisions on the provision of such infrastructure are taken on the basis of environmental sustainability as well as cost. Particular attention will be given to addressing the needs of those areas which experience economic and/or social deprivation. The adequacy of infrastructure provision throughout the Plan Area will be the subject of regular monitoring by reviewing the Infrastructure Delivery Plan to ensure that the sites and policies of the Local Plan remain deliverable.

Planning Obligations and Community Infrastructure Levy

Development proposals will be required to provide, or meet the reasonable costs of providing, the on-site and off-site infrastructure, facilities and/or mitigation necessary to make a development acceptable in planning terms through the appropriate use of planning obligations and/or conditions. Standard formulae will be applied when applicable. The Developer Contributions SPD will provide further guidance on how contributions will be calculated. Provision will be required for subsequent maintenance where contributions are secured for facilities which are predominantly for the benefit of users of the development concerned. Subject to an assessment of development viability and further consideration by the Council, infrastructure requirements related to the cumulative impact of development in High Peak will generally be supported by the Community Infrastructure Levy. The Infrastructure Delivery Plan that supports the Local Plan provides further clarification on infrastructure needs and sources of funding. The Infrastructure Delivery Plan will be reviewed regularly to ensure that it remains up-to-date. In implementing this policy regard will be had to economic viability considerations, consistent with meeting the Local Plan objectives.

Station Road and Spring Gardens Regeneration Area, Buxton

Land amounting to 3.34ha is allocated for town centre regeneration uses, including residential, office, hotel and tourist accommodation, leisure and cultural related developments. Retail development within the Primary Shopping Area will be supported. Development will be subject to compliance with other relevant Local Plan policies, and should have regard to the Buxton Design and Place Making Strategy SPD and Station Road Design Framework SPD. In addition applications will be subject to: Applications for retail development outside of the Primary Shopping Area will require a sequential and impact assessment; Preparation of a comprehensive development plan and phasing programme, including a physical design assessment and viability appraisal; Heritage Assessment; Archaeological Assessment; Contributions towards infrastructure, services and other community needs, including: local labour agreement employment and training scheme; highway, parking and traffic management measures; greenways and public realm; Provision of additional parking (approximately 30 spaces) to serve Buxton Station to the north of Station Road Transport Assessment; Travel Plan; Environmental Impact Assessment if required; Ecological Survey; Hydrological Survey; Flood Risk Assessment, including surface water control measures via the use of SuDS.

Settlement Hierarchy

Development will be directed towards the most sustainable locations in accordance with the following settlement hierarchy: Market Towns Butxton, Glossop, Chapel-en-le-Frith, New Mills and Whaley Bridge are defined as 'Market Towns' and will be the main focus for housing, employment and service growth, consistent with maintaining and where possible enhancing their role, distinctive character vitality and appearance. Larger Villages Charlesworth, Chinley, Dove Holes, Furness Vale, Hadfield, Hayfield, Peak Dale and Tintwistle are defined as 'Larger Villages' where a moderate scale of development may be acceptable, consistent with meeting local rural needs and maintaining or enhancing their role, distinctive character or appearance whilst also maintaining existing facilities and services. Smaller Villages Buxworth, Chapel Milton, Combs, Birch Vale, Padfield, Smalldale, Sterndale Moor, Thornsett and Tunstead Milton are defined as 'Smaller Villages' where only limited development to meet local rural needs may be acceptable consistent with maintaining and enhancing their distinctive character or appearance. Settlement boundaries for the above settlements are defined in the Policies Maps. New development should be focused within the settlement boundaries of the Market Towns, Larger Villages and Smaller Villages in accordance with their scale, role and function unless otherwise indicated in the Local Plan. Other Rural Areas In all other areas outside of the settlement boundary of settlements, including those villages, hamlets and isolated groups of buildings in the Green Belt and the Countryside which do not have a settlement boundary as defined on the Policies Maps, development will be strictly limited to that which has an essential need to be located in the countryside or comprises affordable housing in accordance with policies EQ3 and H5. The Green Belt as defined on the Policies Maps, will be protected from inappropriate development and proposals will be considered in accordance with the provisions of national planning policy and in the light of other policies in this Local Plan. The extent of the Green Belt and the area defined as Countryside as defined in the Policies Map will be protected and maintained for the plan period. Town and Local Centres The Council will seek to maintain and enhance the vitality and viability of town centres and local centres as defined on the Maps in accordance with their function, role and scale based on the following hierarchy: Main Town Centres: Buxton and Glossop Small Town Centres: Chapel-en-le-Frith, New Mills and Whaley Bridge Larger Villages and Harpur Hill Local Centre Other Settlements New retail, leisure or office development should be focused within the town centres or local centres in accordance with Policies CF1 and CF2.

Central Sub-area Strategy

The Council will seek to promote the sustainable growth of the Central Area such that it reflects the historic character of the settlements, provides increasing range of employment opportunities, promotes the growth of a sustainable tourist economy and meets the housing needs of the local community. This will be achieved by: 1. Promoting and maintaining the distinct identity of the market and mill towns by: The protection of the designated Green Belt but supporting a minor green belt boundary change at Furness Vale to allow for limited growth Protecting and enhancing sites designated for environmental value, including Memorial Park, Whaley Bridge and High Lea Park, New Mills, public open spaces, playing fields and outdoor sports facilities, Local Nature Reserves, local and European wildlife sites, recreation areas and allotments Maintaining the open character of the green wedges in New Mills as identified on the policies map Working with partner organisations to develop the Peak Forest tramway as a multiuser trail and supporting the development of other Green Infrastructure in accordance with Local Plan Policy EQ8 Protecting and enhancing the historic environment Ensuring the redevelopment of industrial legacy sites reflects their historic character Ensuring that development protects and/or enhances landscape character and the setting of the Peak District National Park 2. 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 Central sub-area, including the delivery of appropriate levels of affordable housing Supporting the development of new housing on sustainable sites within the built up area boundary primarily in Chapel-en-le-Frith, New Mills and Whaley Bridge Supporting the development of new housing within the mixed redevelopment of industrial legacy sites including Britannia Mill at Buxworth Ensuring that residential development avoids adverse impact on the integrity of the Peak District Moors (South Pennine Moors Phase 1) Special Protection Area, the South Pennine Moors Special Area of Conservation (SAC) and the Dark Peak Site of Special Scientific Interest (SSSI) - a component part of this European site 3. Encouraging the growth of local employment opportunities and supporting the diversification and growth of local business by: Allocating suitable, deliverable sites for industrial and business use sufficient to meet the economic needs of the Central area Supporting the creation of higher technology businesses Supporting the retention and provision of employment within mixed redevelopment of the industrial legacy sites Encouraging the growth of tourism including protecting and promoting the Peak Forest Canal and its associated infrastructure, the Buxworth Basin and the Peak Forest Tramway Safeguarding existing employment sites for industrial and business use unless specifically allocated for an alternative use 4. Supporting enhancements to key community services and infrastructure and connectivity to meet the needs of the local population and support growth by: Supporting the provision of new healthcare facilities in the area

Presumption in Favour of Sustainable Development

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

Glossopdale Sub-area Strategy

The Council will seek to promote the sustainable growth of Glossopdale 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: 1. Promoting and maintaining the distinct identity of the settlements which make up Glossopdale by: Protecting and enhancing sites designated for environmental value, including Manor Park, Howard Park and Bankswood Park, public open spaces, playing fields and outdoor sports facilities, local and European wildlife sites, recreation areas and allotments Protecting the designated Green Belt Maintaining a strategic gap between Glossop and Hadfield as identified on the Policies Map Identifying Local Green Spaces at George Street, Glossop and Padfield as identified on the Policies Map Supporting the vitality and viability of Glossop Town Centre through the delivery of the Glossop Design and Place Making Strategy, the refurbishment and enhancement of Glossop Market Hall and Town Hall and traffic management measures for George Street Supporting the vitality and viability of Hadfield Town Centre Redeveloping the Woods Mill area for a mixed use regeneration scheme Protecting and enhancing the historic environment Ensuring the redevelopment of industrial legacy sites reflects their historic character Ensuring that development protects and/or enhances landscape character and the setting of the Peak District National Park 2. 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 Glossopdale sub-area, including the delivery of appropriate levels of affordable housing Supporting the development of new housing on sustainable sites within the built-up area boundary Supporting the development of new housing within the mixed redevelopment of industrial legacy sites Ensuring that residential development avoids adverse impact on the integrity of the Peak District Moors (South Pennine Moors Phase 1) Special Protection Area, South Pennine Moors Special Area of Conservation (SAC) and Dark Peak Site of Special Scientific Interest (SSSI) 3. Encouraging the growth of local employment opportunities and supporting the diversification 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 retention and provision of employment within mixed redevelopment of the industrial legacy sites Encouraging the growth of tourism Safeguarding existing employment sites for industrial and business use unless specifically allocated for an alternative use. 4. 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. In particular the following sites will be safeguarded for educational purposes as identified on the Policies Map: Replacement Primary School and Nursery – Rhodes Street, Padfield New County Primary School and Nursery – Roughfields, Hadfield Replacement Primary School and Nursery for Glossop All Saints – Church Street, Old Glossop Replacement Primary School – Church Fold/Long Lane, Charlesworth Working with partner organisations and developers to address congestion along the A57 and A628, to improve transport links to surrounding areas and to enable transport improvements and mitigation measures identified the High Peak Transport Study and in the Trans-Pennine Feasibility Study (subject to further consideration). Transport Assessments in support of developments in the Glossopdale area should be scoped with Highways England and the highways authority in order to determine whether the assessment should consider impacts on A57/A628 junction and to identify mitigation measures as appropriate. Supporting improvements to the range and quality of town centre retail and services in Glossop town centre. Protecting land for a new railway station at Gamesley as identified on the Policies Map. This includes land for access and parking. Supporting the provision of indoor and outdoor sports facilities having regard to the Councils Sport and Recreation Strategies

Buxton Sub-area Strategy

The Council and its partners will seek to establish Buxton as England's leading spa town and consolidate its role as the principal service centre for the Peak District. This will be achieved by: 1. Protecting and enhancing the unique character of Buxton's spa heritage, townscape and natural environment to maintain the quality of life and act as a catalyst for tourism by: - Supporting the Crescent Spa Hotel project - Implementing the Buxton Design and Place Making Strategy to support the distinctiveness of the following quarters of Buxton town centre: Higher Buxton, Spring Gardens, the Station, the Quadrant, the Crescent and the Pavilion Gardens. Development within these quarters should accord with the specific development principles and design guidance specified in the Design and Place Making Strategy - Protecting the quality and supply of natural mineral water. Development, including proposals for Sustainable Drainage Systems (SuDS) should have regard to the Buxton Mineral Water Catchment Area, and Nitrate Vulnerable and Groundwater Source Protection Zones in terms of their impact on water quality and quantity - Requiring new development to demonstrate compliance with Policy EQ1 in relation to the adoption of high water efficiency standards and measures to recycle and minimise water consumption - Working with partner organisations through the River Wye Water Pollution Plan to protect water quality on the River Wye SSSI which is a component of the Peak District Dales Special Area of Conservation (SAC) - Protecting and enhancing sites designated for their environmental value, including Ashwood Park, Pavilion Gardens, Buxton Country Park, Local Nature Reserves, local and European wildlife sites, public open spaces, recreation areas, playing fields and outdoor sports facilities and allotments. Developer contributions will be sought towards improvements where appropriate - Supporting proposals to improve connectivity by public transport, walking and cycling to and from the Peak District National Park - Supporting proposals that will contribute towards the development of Buxton as a hub for cyclists seeking to enjoy existing and proposed cycle trails in the town and connecting to the Peak District National Park. These may include proposals to improve or provide new facilities, services and infrastructure for cyclists. The Station Road area presents a key opportunity to provide a focal point for the hub due to its proximity to the proposed White Peak Loop trail, town centre, public transport and parking facilities. - Designating two Green Wedges between Harpur Hill and Buxton to prevent coalescence and maintain the environmental and amenity value of the land, as identified on the Policies Map. - Protecting and enhancing the historic environment - Continuing to support regeneration projects that protect and enhance the town's spa heritage and historic character - Ensuring that development protects and/or enhances the landscape character and the setting of the Peak District National Park 2. 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 Buxton sub-area, including the delivery of appropriate levels of affordable housing - Supporting the development of new housing on sustainable sites within the built up area boundary primarily in Buxton - Ensuring that residential development avoids adverse impact on the integrity of the Peak District Moors (South Pennine Moors Phase 1) Special Protection Area and the Peak District Dales Special Area of Conservation - Supporting the provision of indoor and outdoor sports facilities having regard to the Councils Sport and Recreation Strategies 3. Encouraging the growth of local employment opportunities and supporting the diversification and growth of the local economy by: - Allocating suitable, deliverable sites for industrial and business use sufficient to meet the economic needs of the area - Supporting the needs of local businesses and employers - Encouraging the growth of tourism including the provision of additional visitor accommodation and facilities that reflect Buxton's status as a spa town at the heart of the Peak District - Safeguarding suitable existing employment sites for industrial and business use unless specifically allocated for an alternative use - Supporting proposals to utilise naturally occurring mineral water sources that accord with wider Local Plan policies and which would support the local economy 4. Supporting enhancements to key community services, infrastructure and connectivity to allow Buxton to consolidate its role as a self-contained service centre and support growth by: - Supporting plans to provide new health care facilities in Buxton - Working with partner organisations to enable improvements to school capacity in Buxton. In particular, land in public ownership will be safeguarded off Green Lane, Buxton to accommodate the re-location of outdoor sports pitches from the existing Buxton Community School site, as identified on the Policies Map. This will enable the development of additional capacity on the school site. Any scheme should include a detailed landscape and nature conservation strategy together with an ecological survey - Supporting improvements to the range and quality of town centre retail and services - Designating a new Local Centre at Harpur Hill to support the development of small scale convenience retail (less than 200m2 net sales), business, non-residential institutions and leisure - Working with partner organisations and developers to improve transport links to the town, increase accessibility to the town centre and minimise traffic congestion - Safeguarding the route of the proposed Fairfield Link Road as identified on the Policies Map. The road will provide access to new developments at Hogshaw and Fairfield. The road will be funded by developer contributions. - Working with partner organisations and developers to enable transport improvements and mitigation measures identified by the A6 Corridor Study and the High Peak Transport Study, including: Additional parking to serve Buxton Station on land to the north of Station Road (further details are provided in Policy DS22); Improved pedestrian and cycling access to/from Buxton Station

To encourage the efficient use of previously developed land and buildings whilst minimising the use of greenfield land

To encourage the efficient use of previously developed land and buildings whilst minimising the use of greenfield land

Retail and Town Centres

The Council will seek to maintain and enhance the vitality and viability of town centres and local centres as defined on the Polices Map in accordance with their function and scale as identified in Policy S2 (Settlement Hierarchy) and identified development needs: This will be achieved by: Permitting appropriate retail, leisure, cultural and business 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 to serve defined centres by supporting the provision of new retail floorspace consistent with their function and scale in accordance with identified needs: New Mills - proposals for additional A1 convenience floorspace will be supported in order to address the lack of provision within the town. No town centre or edge of centre site has been identified. Out-of-centre proposals will therefore be supported in accessible locations that are well connected to New Mills town centre by public transport and which comply with the impact and sequential tests set out in this policy Glossop, Whaley Bridge, New Mills and Chapel-en-le-Frith - proposals within the defined centres will be supported subject to their accordance with other relevant Local Plan and Neighbourhood Plan policies. Butxton - proposals within the Primary Shopping Area will be supported subject to their accordance with other relevant Local Plan policies Harpur Hill - proposals for small scale A1 retail convenience development (less than 200m2 net sales) and wider uses including business, non-residential institutions and leisure within the Local Centre as defined in the Policies Map will be supported subject to their accordance with other relevant Local Plan policies. The total floorspace for the Local Centre shall be less than 2500m2. This relates to town centre uses only, as defined by the NPPF. Policy DS20 specifies further policy requirements for this site. Town centre proposals above these thresholds must be supported by an appropriate impact and sequential site assessment that consider Buxton's centre. Requiring major town centre use developments (including large extensions to existing stores) of 200m2 (net sales for A1) or more outside the defined centres of Buxton, Glossop, Chapel-en-le-Frith, New Mills, Whaley Bridge and Harpur Hill 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 200m2 (net sales for A1) or more outside the defined centres of Buxton, Glossop, Chapel-en-le-Frith, New Mills, Whaley Bridge and Harpur Hill 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 and local centres, providing a good range of shopping, food and drink uses, services, offices, and entertainment and leisure 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. Suitable and safe provision should also be made 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 small town centres, larger villages, other settlements and other local centres within the towns by supporting proposals for town centres uses, including retail, leisure and office development of less than 200m2. 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 the Buxton Primary Shopping Area and primary frontages within Glossop and Buxton town centres. The extent of the Town Centres and the Buxton Primary Shopping Area are defined centres in the Policies Maps. For the purposes of retail impact assessments and sequential site assessments in the Buxton area, the Buxton Primary Shopping Area represents the defined centre. During the consideration of impact assessment and sequential site assessment for all other town centre uses in Buxton, the town centre boundary denotes the defined centre. The defined town centre boundaries in Glossop, New Mills, Chapel-en-le-Frith and Whaley Bridge should be interpreted as in-centre during the consideration of proposals for retail and other town centre uses.

Primary Shopping Frontages

Primary frontages are designated within the main town centres of Glossop and Buxton 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. This policy will only apply insofar as it is consistent with any permanent or temporary provisions for changes of use permissible under the Town and Country Planning (General Permitted Development) Order (as amended).

Station Road and Spring Gardens Regeneration Area, Buxton

Secure a mixed-use development across the site, including retail, tourism, business and office

Promoting Peak District Tourism and Culture

The Borough 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 and supporting the provision of new serviced accommodation in towns and villages in order to encourage overnight visitor stays Maintaining and where possible enhancing existing tourist, visitor cultural and recreational facilities 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 Encouraging the development of Buxton as England's Leading Spa town Supporting proposals that support the creative and independent town centre of Glossop that will aim to be the first stop for visitors to the Peak District from the Manchester area Supporting new tourist provision and initiatives in towns and villages, and in the countryside where proposals accord with Policy EQ3 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 Requiring that caravan, camping and chalet sites are sited in locations so as not to be prominent in the landscape and can be accommodated without adverse impact upon the character or appearance of the landscape

Accessibility and Transport

The 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 Market Towns and Larger Villages is managed and where possible, accompanied by accessibility improvements Promoting a balanced distribution of housing and employment 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 Ensuring development does not lead to an increase in on street parking to the detriment of the free and safe flow of traffic Supporting transport infrastructure and services Supporting the implementation of the A6 Corridor Transport Strategy in Buxton and the Central Area. Specific measures are identified in the relevant Local Plan policies and Infrastructure Delivery Plan Supporting highways and junction improvements required to address the cumulative impact of development across High Peak as identified in the High Peak Local Plan 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 Encouraging and promoting improvements to public transport networks in association with the Local Highway Authority, Network Rail and other providers Supporting the use of rail for the transportation of freight wherever feasible to do so Approving developments provided that the capacity and design of the transport network serving the site will reasonably accommodate the anticipated increase in travel without materially harming highway safety or local amenity. In addition, the traffic generated by the development will not unduly interrupt the safe and free flow of traffic on trunk or primary roads or materially affect existing conditions to an unacceptable extent Requiring applicants to submit and implement Travel Plans (or Travel Plan Statements) and Transport Assessments to support relevant proposals, as advised by the Highways Authority. Consultation with Network Rail when development may impact on the rail network, including impacts on level crossings will also be required. Where appropriate, Transport Assessments will consider the impact on the rail network and identify appropriate mitigation measures Developments that will result in a material increase or significant change in the character of traffic using a rail crossing will be refused, unless it can be demonstrated that safety will not be compromised in consultation with Network Rail Requiring applicants to submit details of parking which includes the proposed parking provision based on an assessment of the parking needs of the development and the impact on the surrounding road network. Developments which will lead to an increase in traffic or include parking provision will need to submit details. The details should be proportionate to the impact of the development. Guidance on parking is given in Appendix 1. 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. Further details are provided in Policy CF7 and Infrastructure Delivery Plan. In the event that a Community Infrastructure Levy is adopted, the Regulation 123 "Infrastructure List" will also specify appropriate measures to be funded.