Planning in Mansfield

Protection of community open space and outdoor sports provision

1. All areas of community open space shown on the policies map, outdoor sports provision identified for protection in Appendix 10, and any additional future provision made as part of new development will be safeguarded, unless it is satisfactorily demonstrated that: a. the proposed development is ancillary to the existing recreational use of the site; b. the open space or outdoor sports provision is surplus to requirements, as set out in Part 2 of this policy; c. alternative provision of an equivalent or greater standard will be provided in an accessible location nearby, or accessibility is improved to existing provision, such that the Mansfield Green Space Standard and sports provision needs are met; or d. the development proposals involve the loss of a small area of a protected community open space or outdoor sports provision, and would lead to an improvement to the remaining area whilst maintaining its overall function and contribution to meeting the Mansfield Green Space Standard or appropriate sports provision standards. In all cases development should avoid the fragmentation of open space into smaller parcels. 2. Development proposals involving the loss of open space are required to provide an assessment of need, identifying proposed enhancements and/or replacement facilities, as relevant. This should: a. incorporate relevant findings from the council's community open space assessment and playing pitch assessment/strategy, including application of the Mansfield Green Space Standard (Appendix 11); and b. satisfactorily demonstrate that the development will not prejudice community use for existing or future outdoor sport, in terms of quality, quantity or access as set out in the council's playing pitch assessments and strategy. Sites may be subject to review, and regard will be had to any updates in the council's public open space assessment. Any new green spaces developed after the local plan is adopted will be protected under this policy.

New community open space and outdoor sports provision

1. New residential development of 10 or more dwellings (net) will be required to contribute towards: a. the creation of new community open space (including play) and outdoor sports provision; and/or b. improving the quality of and/or accessibility to existing community open space, natural green space, play and outdoor sports provision. 2. New on-site provision and/or contributions towards enhancements to existing provision should: a. be informed by the council's community open space assessment and playing pitch assessment and strategy, including the Mansfield Green Space Standard and Sport England pitch standards; b. be proportionate to the size of the development; c. be multi-functional, accessible, of good quality and fit for purpose; and d. have appropriate mechanisms to ensure their future satisfactory maintenance, management and sustained community use.

Allotments

Protection of existing provision 1. All existing allotments as shown on the Policies Map, and any future provision, will be safeguarded from development unless it can be satisfactorily demonstrated that: a. the whole of the allotment, or the proportion proposed to be developed, is surplus to requirements based on existing and known future demand; or b. alternative equivalent replacement provision is being provided. Creation of new allotments 2. The creation of new allotments will be supported provided that management and maintenance conditions are secured.

Designated local green space

1. Other than in very special circumstances, proposals will only be supported for development on a site designated as local green space, as shown on the Policies Map, where the development would clearly enhance or be ancillary to the reason/s why it was designated. 2. Development proposed within close proximity to a local green space will only be supported where it can be clearly and satisfactorily demonstrated that the development would not significantly harm the purpose/s for which the local green space was designated.

Local shops, community and cultural facilities

Protection of existing local facilities 1. Development proposals which involve the loss of local facilities will only be supported where it is satisfactorily demonstrated that: a. appropriate replacement facilities will be provided in a suitable alternative location; b. the facility is no longer viable, and this can be justified through adequate marketing of the premises for its current or former use for at least six months; or c. the facility will be reinstated and enhanced as part of any redevelopment of the building or site. New or extended local facilities 2. Proposals will be supported for small scale local shops that meet the day to day convenience needs of the immediate area, or for other community and cultural facilities, provided: a. they are within settlement boundaries; b. the proposed facilities are of a type and scale appropriate to the character of the area and settlement size; c. the proposal would not result in significantly adverse impact on public amenity; and d. where appropriate, the new building is capable of accommodating multiple uses without the necessity of structural conversion.

Achieving high quality design

Development will be supported where major development is required to be accompanied by a Design and Access Statement. For residential developments of ten homes or more, Design and Access Statements will be expected to be structured against the Building for Life 12 questions. In addition they should explain: how the proposal responds to relevant policies in the local plan including heritage, climate change and the natural environment; and any consultation that has been undertaken regarding the proposal and how they have been taken into account in the submitted design. The design quality of proposed major developments will be measured by reference to how they address the Mansfield place making principles (for all types of developments), and Building for Life 12 (for residential-led developments). All planning applications for major residential development are required to be supported by a Building for Life assessment prepared by the applicant in consultation with the local community, key stakeholders and the council. Applicants should show evidence of how their development performs against each question, justifying either a green or amber outcome. Any amber scores should only be where solutions to obtain green scores are unachievable because of the particular circumstances of the scheme beyond the control of the applicant and where there is evidence to support this. Applicants submitting proposals for major developments and / or developments in sensitive locations should expect their proposals to be subject to an independent design review.

Safe, healthy and attractive development

1. Development will be supported provided it creates a strong sense of place and is inclusive and accessible and appropriate to its context in terms of layout, scale, density, detailing and materials through: a. respecting, where appropriate, existing patterns of development which contribute to the character of the area; b. retaining, integrating and enhancing existing built and natural features which contribute to creating a distinctive identity; c. taking opportunities to create new public open spaces, landmark buildings, landscape features (including street trees), views and public art as an integral part of the design; d. taking opportunities to promote physical activity; e. providing variety, on larger developments, with different character areas and a hierarchy of street types; f. creating attractive streetscapes and spaces which are defined and brought to life by the layout, scale and appearance of the buildings; g. minimising the opportunities for crime by designing in high levels of security which meets 'secure by design' principles (or equivalent) including the use of natural surveillance and ensuring public spaces are clearly distinguished from private spaces and are well lit; h. providing adequate and accessible external storage space for waste, recycling and bicycles; i. avoiding obtrusive skyline views; and j. ensuring that any tall buildings are appropriate to their location, are of high quality design and do not detract from key views or heritage assets and their settings, nor create unacceptable local environmental conditions. 2. A health impact assessment checklist, as set out in Appendix 4, will be required for applications for: a. residential development of 50 dwellings or more; b. non-residential developments of 5,000 square metres or more; and c. other developments which are likely to have a significant impact on health and wellbeing. Where a significant adverse impact is identified through a Health Impact Assessment, measures to substantially mitigate the impact will be required.

Comprehensive development

1. Development proposals will be supported provided they do not jeopardise the comprehensive delivery of allocated sites or sites with existing planning permission or their associated infrastructure, and in all cases must not: a. prejudice the development of adjoining land with longer term potential; or b. lead to piecemeal forms of development. 2. On large sites (of five hectares or more or 150 dwellings or more) a masterplan for the whole site will be required to be submitted as part of any planning application, in accordance with the Masterplanning requirements within Appendix 8. For large allocated sites which may be developed in phases, it is important that we are able to assess how the whole scheme works as one. This includes ensuring that open space contributes to the wider green infrastructure network, any cumulative infrastructure requirements can be delivered and access arrangements are suitable for the total scale of development.

Home extensions and alterations

1. Development proposals to extend and/or alter an existing dwelling, including the provision of separate buildings within the curtilage for habitable or other purposes related to the domestic use of the property will be supported, provided that there is: a. no significant adverse impact on the character and appearance of the dwelling or street scene, or the wider surrounding area; b. no significantly reduced residential amenity of nearby existing occupiers or future occupiers of the property itself; and c. sufficient parking and outdoor amenity space.

Amenity

1. Proposals for development will be designed and constructed to avoid and minimise impacts on the amenity of both existing and future users, alone and in combination, within the development and close to it. As such, development proposals will be expected to: a. not have a significant adverse effect on the living conditions of existing and new residents and future occupiers of the proposed development through loss of privacy, excessive overshadowing or overbearing impact; and b. not generate a level of activity, noise, light, air quality, odour, vibration or other pollution which cannot be mitigated to an appropriate standard.

Shop front design and signage

1. New and alterations to existing shop fronts will be supported where they: a. respect the scale, proportions, character and materials of the whole building and where appropriate, adjoining buildings and the wider street scene; b. retain any existing independent access to upper floors and take opportunities to provide such access from the street where none currently exists; c. provide fully accessible entrances for all users where appropriate to do so; d. respect the design of individual units when combining two or more units; and e. avoid the provision of external shutters and the use of external roller shutter boxes unless this can be fully justified in appropriate circumstances. 2. Where proposals affect heritage assets, changes to shop fronts and signage will not be permitted if they fail to preserve or enhance the area's character, appearance and setting. The following considerations will also apply to advertisement proposals: a. they should be appropriate in size and scale to the building on which they are to be attached especially those associated with listed buildings and conservation areas; b. any illuminated advertisements should conserve and enhance the appearance of the heritage asset and surrounding area.

Enabling economic development

1. Proposals for economic development will be supported, especially when they involve: a. major inward investment into the district; b. the creation of substantial new employment, particularly with skilled jobs; and c. a contribution to the achievement of wider regeneration initiatives. 2. Major proposals are expected to be located on sites allocated as new employment areas or on undeveloped land or vacant buildings within existing key or general employment areas but may also be appropriate on other sites subject to the provisions of Policy E4. 3. Smaller proposals, including premises designed for business start-ups, will be supported in closer proximity to residential areas and as part of mixed use schemes, subject to meeting policies P7 and NE3.

Enabling economic development

1. Proposals for economic development will be supported, especially when they involve: a. major inward investment into the district; b. the creation of substantial new employment, particularly with skilled jobs; and c. a contribution to the achievement of wider regeneration initiatives. 2. Major proposals are expected to be located on sites allocated as new employment areas or on undeveloped land or vacant buildings within existing key or general employment areas but may also be appropriate on other sites subject to the provisions of Policy E4. 3. Smaller proposals, including premises designed for business start-ups, will be supported in closer proximity to residential areas and as part of mixed use schemes, subject to meeting policies P7 and NE3.

Sites allocated as new employment areas

1. The following sites are allocated and shown on the Policies Map for employment development (Business Use Classes B1, B2 and B8): Site E2a - Ratcher Hill Quarry employment area 1. A 3.45ha extension to the Ratcher Hill Quarry Employment Area is allocated for employment uses with access off Southwell Road, or Jubilee Way if feasible, provided that: a. the provision of employment units are of varying sizes to meet the needs of a wide range of employers, suitable for B1, B2 and B8 developments; b. contributions are made towards improvements at the following junctions to mitigate the impact of development: i. A6191 Southwell Road / Oaktree Lane / Adams Way; ii. A6191 Southwell Road / Berry Hill Lane; iii. A6191 / Bellamy Road; and iv. any additional junctions that are identified as part of the Transport Assessment that will be required to support a future application for the site; c. new and enhanced walking and cycling linkages are provided to connect with existing strategic trails along Mansfield Way to facilitate the use of sustainable transport; d. an application-specific assessment is provided to identify and address impacts on nightjar and woodlark and their habitats; e. ecological linkages and landscape character are enhanced and restored in order to create landscaped habitat buffers between the employment site and: i. the northern section of the quarry (planned restoration area); and ii. adjacent local wildlife sites; and f. an adequate foul drainage solution is proposed. Site E2b - Oakfield Lane, Market Warsop 1. A 2.2ha site adjacent to the recycling depot, Oakfield Lane, Market Warsop is allocated for employment uses subject to the following: a. there is no detrimental impact upon residential amenity; b. creation and maintenance of an appropriate habitat buffer adjacent to the local wildlife site; and c. the retention and enhancement of the existing habitat buffer along the railway line. 2. Improvements will be required at the junction of A60 Church Street/Wood Street, Warsop and any future junctions that are identified as part of the Transport Assessment that will be required to support any future planning application for the site. Site E2c - Penniment Farm 1. The site at Penniment Farm is allocated for a minimum of 9 hectares of B1, B2 and B8 employment uses and with direct access from the Mansfield and Ashfield Regeneration Route (MARR) subject to the following: a. the provision of employment units of varying sizes to meet the needs of a wide range of employers; b. there is no detrimental impact upon residential amenity; c. the provision of appropriate landscaping, planting and other features so as to minimise the impact upon adjoining housing development as well as the impacts on the wider landscape and biodiversity; d. the provision of cycle and walking links to the adjoining housing development; e. a comprehensive masterplan is prepared in accordance with Appendix 8 and agreed in writing by the local planning authority; and f. development of the site should not prejudice further improvements to the MARR.

Retaining land for employment uses: Key and general employment areas

1. Within the existing key or general employment areas (as shown on the Policies Map and listed below) and allocated employment areas (as set out in Policy E2), development proposals will be supported provided that the proposal falls within Use Class B1, B2 or B8: Old Mill Lane Industrial Estate, Old Mill Lane, Mansfield Woodhouse (E3a); Sherwood Oaks Business Park, Southwell Road West, Mansfield (E3b); Millennium Business Park, Chesterfield Road North, Mansfield (E3c); Oakfield Business Park, Hamilton Way, Mansfield (E3d); Oak Tree Business Park, Oak Tree Lane, Mansfield (E3e); Botany Commercial Park, Botany Avenue, Mansfield (E3f); Broadway Industrial Estate, The Broadway, Mansfield (E3g); Brunts Business Centre, Brunts Way, Mansfield (E3h); Commercial Gate, Mansfield (E3i); Crown Farm Industrial Estate, Crown Farm Way, Mansfield (E3j); Mansfield Woodhouse Gateway, Off Grove Way, Mansfield Woodhouse (E3k); Ransom Wood Business Park, Southwell Road West, Mansfield (E3l); Bellamy Road Industrial Estate, Bellamy Road, Mansfield (E3m); Hermitage Lane Industrial Estate, Hermitage Lane, Mansfield (E3n); Maunside, Hermitage Lane, Mansfield (E3o); Warsop Enterprise Centre, Burns Lane, Market Warsop (E3p); The Hub, Sherwood Street, Market Warsop (E3q); Sherwood Business Park (adj. Ransom Wood Business Park), Southwell Road, Mansfield (E3r); Ratcher Hill (E3s); Bleak Hills (E3t); Quarry Lane, Mansfield (E3u); Pelham Street (E3v). 2. Within existing key and general employment areas, alternative uses (outside the B1, B2 or B8 use classes) will be supported provided that they: a. are complementary to B1, B2 or B8 Use Classes; b. are small scale; c. would accommodate a significant number of jobs and be compatible with the character and function of the area; it must be demonstrated that the site has been vacant for at least 12 months and; i. it has been subject to genuine marketing for commercial (B class) uses for at least 12 months, at reasonable market values, and which has proved unsuccessful; ii. where the existing use is economically unviable; iii. the site is no longer capable of meeting the needs of modern businesses; or iv. continuation in employment use would be inappropriate in terms of adjoining uses or the amenity of the wider area; and v. it would not prejudice the wider redevelopment or regeneration of the area. 3. On sites allocated for employment development under Policies E2, SUE1, SUE2 and SUE3, non-B class use developments will only be allowed provided the land has been marketed for at least 5 years for B class uses.

Other industrial and business development

1. Development proposals within Use Classes B1(b), B1(c), B2 and B8 that are outside areas identified within Policies E2 and E3 will be supported where: a. the site lies within or on the edge of the Mansfield or Market Warsop urban areas or settlement boundaries; b. the proposal is for the expansion of an existing business; c. it would provide high quality employment floor space for an identified end user; or d. it is for the redevelopment of established industrial or business land or premises. 2. In all cases development proposals will be expected to: a. be appropriately related to the strategic road network and accessible for HGV's and is capable of being developed without severe highway impacts; b. be accessible to public transport services and connected by convenient walking and cycling routes to residential areas; c. be in scale with the built and natural features of the local area; and d. have no significant adverse effects on the amenity of adjoining uses. 3. Small scale employment development or farm diversification in rural areas will be supported subject to meeting the requirements of Policy S3.

Improving skills and economic inclusion

1. The council will seek to negotiate planning agreements to secure local labour agreements for developments: a. of 10 or more dwellings; b. on 0.5 or more hectares of land; or c. that will create more than full time equivalent 15 jobs.

Renewable and low carbon energy generation

1. Development proposals for renewable and low carbon energy development will be supported provided there are no significant adverse impacts alone and in-combination, in terms of: a. landscape character and visual effects when considered in conjunction with nearby developments and permitted proposals within the district or adjoining local authority areas; b. ecology, biodiversity (including bird flight paths), and geodiversity; c. pollution and emissions; d. amenity of nearby residential and non-residential uses; e. the built and natural environment resulting from the construction, operation and decommissioning of any equipment/infrastructure; f. loss of best and most versatile agricultural land; g. flooding; h. operation of telecommunication systems; i. aircraft safety; j. highway safety and traffic; and k. heritage assets and their setting. 2. Conditions will be applied to ensure scheme decommissioning and reinstatement of the previous use of land (if appropriate) when no longer in operation.

Climate change and new development

Development should be designed and constructed to avoid and minimise impacts of climate change. As such, development proposals will be expected to: a. maximise passive solar gain and natural daylight through the siting, orientation and layout of a development; b. incorporate green and brown roofs where appropriate; c. incorporate renewable and low carbon technologies in development proposals. These can include solar power, solar water heating, wind turbines, biomass, combined heat and power, ground/air source heat pumps and electric charging points. These should be applied in varying degrees dependent upon the scale and nature of the development proposed and site characteristics. Future proofing should be included to allow for demands for future advancements in technologies, for example: ensuring appropriate wiring are in place to support the integration of electric charging points for home use, employment and retail areas and district and local centres; d. incorporate water efficiency measures including grey water recycling systems such as supplying toilets and outside taps, and use of water butts to store water for use outdoors in gardens etc.; e. incorporate green infrastructure and landscaping including trees, hedgerows and woodland within the design of open space and streetscapes, prioritised over intensely managed amenity grassland. Native woodland and broad-leaved trees should be prioritised over conifers. Species mixes may also need to consider future resilience to climate change, but native species should be prioritised; f. incorporate sustainable drainage systems (SuDS) which can reduce the risks of flooding. Providing more permeable surfaces in development can reduce surface water run-off or the need for drainage works to carry water off site. Trees, woodland and hedgerows should be planted in the right locations to play an important role in mitigating flooding; g. incorporate waste storage facilities including composting bins and convenient storage for recycling bins; h. incorporate electric charging points and convenient cycle storage at new developments to assist with the shift to the use of more sustainable travel modes; i. use responsibly sourced and recycled materials; and j. use materials that can respond to changing climate and weather conditions such that buildings last longer and repair and maintenance costs are minimised.

Flood risk

1. Development proposals in areas at risk of flooding will only be supported where it is satisfactorily demonstrated, through a site specific flood risk assessment, that: a. the sequential test and ,if required, the exception test have been met; b. the development will remain flood resistant, resilient and safe throughout its lifetime, taking account of increases in flood levels due to climate change; c. it will not increase flood risk on site or elsewhere and where possible reduce it; d. water management measures are incorporated, on and / or off-site to reduce and manage flood risk in accordance with Policy CC3; e. open access to flood defences are retained; and f. where applicable, the functioning and integrity of natural systems or areas that benefit from flooding are not prejudiced.

Sustainable drainage systems

1. All development proposals should, wherever possible, include measures to reduce and manage surface water through appropriate sustainable drainage systems (SuDS) so as to minimise and manage flooding, improve water quality, complement water efficiency, and enhance biodiversity, place shaping and amenity. To be supported, proposals are required to satisfactorily demonstrate all of the following: a. that sustainable drainage systems have been incorporated in the development design unless: i. for major developments, a SuDS is inappropriate and surface water run-off can be alternatively managed in an appropriate manner; or ii. for minor developments a SuDS is not viable or technically feasible and surface water run-off can be alternatively managed in an appropriate manner; and b. that adequate arrangements have been made for the adoption, management and maintenance of any SuDS provided over the lifetime of the development; and c. that the discharge of surface run-off is as high up the SuDS hierarchy of drainage as possible. 2. Proposals for retrofitting of sustainable drainage systems will be supported.

River and waterbody corridors

1. Development proposals will be supported where they: a. lead to the de-culverting and naturalising of watercourses which improves the overall connectivity for wildlife; b. avoid the culverting of watercourses and not prejudicing future opportunities for de-culverting; c. provide or retain a minimum 8m natural or semi-natural habitat buffer to a watercourse, and include a long term landscape and ecological management plan for this buffer; and d. contribute to the creation and / or enhancement of green SuDS priority areas and low water flow areas. 2. Development proposals which would have a significant adverse impact on the water quality, functions and setting of any watercourse and its associated corridor will not be supported.

Green infrastructure

1. Development proposals within or adjoining areas of strategic green infrastructure (as shown on the Policies Map) will be supported, provided it can be satisfactorily demonstrated that: a. the functions and key assets of the green infrastructure network are protected and reasonable opportunities for enhancement of these are secured to deliver a diverse range of benefits for people and wildlife; b. good quality connections are maintained to, and within, the green infrastructure network for people and wildlife and, where practical, improve accessibility to ensure new links are created and / or gaps restored; c. significant adverse impacts on sensitive landscape, ecological and heritage assets and their setting are avoided where possible or at least minimised, including through the use of buffer strips; d. opportunities are secured, where feasible, to improve resilience to the impacts of climate change; e. the quality of the green infrastructure network is improved, such that it supports improved ecosystem networks and services, and healthy neighbourhoods; and f. future management of any features created is financially secured through an agreed management plan. 2. On and off-site contributions for new, and where appropriate enhancements to existing, provision will be secured through developer contributions or conditions. 3. Development outside, and not adjoining, the strategic green infrastructure network should, where appropriate, create local green infrastructure or provide links to the strategic network.

Protection and enhancement of landscape character

1. Development proposals will be supported where they are informed by and are sympathetic to the area's landscape character as defined in the Mansfield District Council Landscape Character Assessment 2010 and Addendum 2015, including relevant addendums and national character area profiles (Sherwood and Southern Magnesian Limestone). 2. Development within in a landscape policy zone will be supported where it can be satisfactorily demonstrated, where appropriate and feasible, that it: a. positively contributes towards meeting the defined landscape policy actions for the relevant landscape policy zone(s) (LPZ) and national character profile(s); b. is designed to conserve and enhance important landforms, historic assets and their settings and landscape features; c. identifies and mitigates any likely individual and cumulative impacts on the sensitivity and condition of the appropriate LPZ(s); d. identifies and mitigates visual impacts on character and amenity; and e. restores the landscape or removes any detracting features. 3. Development proposed outside but adjoining a landscape policy zone will be required to satisfactorily demonstrate that it will: a. create no significant adverse visual impact on the character and appearance of the LPZ(s); and b. where feasible, contribute to the enhancement of landscape character.

Biodiversity and geodiversity

1. Development proposals will be supported where, commensurate with their scale, location and type, they: a. protect, enhance and contribute to the management of the ecological network of habitats and sites of European, national and local importance (statutory and non-statutory); b. avoid and/or minimise adverse individual and or cumulatively impacts, on biodiversity, geodiversity and ecosystem services; c. seek to deliver a net gain in biodiversity across local and landscape scales; and d. prioritise the de-fragmentation, restoration, retention and sensitive management of habitats and landscape features, to allow for the movement of wildlife. 2. Development proposals will not be permitted where they would have an adverse impact on the integrity of a site of European significance unless it has been demonstrated that there: a. are no alternatives; b. are imperative reasons of overriding public interest; and c. all necessary compensatory measures will be required to ensure the overall coherence of the network of European sites, as a whole, is protected. 3. Development proposals will not be permitted where they would have an adverse impact on a designated national site. Exceptions will only be made where the benefits of the development clearly outweigh both the adverse impacts on the designated national site and the national network of such sites. 4. Development proposals will not be permitted where they will have a significant adverse impact on a designated local wildlife site, local nature reserve, or local geological site. Exceptions will only be made where the reasons for, and benefits of, the proposed development clearly outweigh the adverse impact on the loss or deterioration of the designated site. 5. Where development is proposed within 400 metres of the non-designated Sherwood Forest ppSPA, a risk based approach, as set out in Natural England's Advice Note to Local Planning Authorities, will be adopted to all planning applications in relation to the possible potential special protection area for the Sherwood Forest region. 6. Planning permission will be refused for development resulting in the loss, deterioration and/or fragmentation of irreplaceable habitats, including ancient woodland and veteran trees, unless there are wholly exceptional reasons and a suitable compensation plan exists. 7. In exceptional circumstances where adverse impacts on designated sites and irreplaceable habitats are demonstrated to be unavoidable and the benefits outweigh the harm, as set out in 2 to 6 above, development proposals will only be permitted where: a. impacts are appropriately mitigated, with compensation measures towards loss used as a last resort where mitigation is not possible; and b. appropriate provision for management is made. 8. On sites supporting protected species, important landscape features, and priority habitats and species (as defined by legislation), development proposals will only be supported where: a. it can be demonstrated that the benefits of the development clearly outweighs the impact on species, habitats, important landscape features; and b. that appropriate avoidance, mitigation, enhancement and management measures can be satisfactorily secured.

Pollution and land instability

1. Development proposals will be supported where they are sited, designed and constructed to avoid adversely impacting on human health and wellbeing, amenity and the natural environment through unacceptable levels of soil, air, light, water or noise pollution or land instability. 2. Development proposed to be located where such unacceptable levels of pollution or land instability already exist will only be supported in exceptional circumstances and it can be satisfactorily demonstrated that the risks of adverse impacts have been fully assessed and mitigated to an acceptable level. 3. Development proposals for remediating and mitigating existing occurrences of despoiled, degraded, derelict, potentially contaminated and unstable land or for reducing air, water, light or noise pollution will be supported.

Mineral safeguarding areas

1. In minerals safeguarding areas, the minerals planning authority will be consulted on non-exempt development proposals. 2. Planning permission in minerals safeguarding areas will not be granted for non-exempt development unless the requirements set out in the minerals safeguarding policies of the Minerals Local Plan have been met.

The historic environment

1. All proposals affecting heritage assets will need to: a. identify all heritage assets likely to be affected by the proposal; b. explain the nature and degree of any effect on elements that contribute to their significance and demonstrating how, in order of preference, any harm will be avoided, minimised or mitigated; c. provide a clear explanation and justification for the proposal in order for the harm to be weighed against public benefits; and d. demonstrate that all reasonable efforts have been made to sustain the existing use, find new uses or mitigate the extent of the harm to the significance of the asset; and whether the works proposed are the minimum required to secure the long term use of the asset. 2. Development proposals affecting conservation areas will be permitted where they make a positive contribution to the character, distinctiveness and appearance of the conservation area and its setting, and preserve or enhance its significance, including settlement patterns, important buildings, important spaces, landscapes, walls, trees and significant views within, into and out of the conservation area. 3. Development proposals affecting listed buildings, scheduled monuments or registered parks and gardens will be permitted where they conserve the heritage asset(s) and their settings. 4. Development affecting non-designated heritage assets (including those identified through the planning process and archaeological sites) will be considered according to the significance of the asset and the contribution that setting makes to the significance. A balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset. Where development proposals are likely to affect non-designated archaeological sites, including sites with archaeological potential, the developer should submit sufficient information to allow the significance of the potential archaeological remains and the impacts of the proposals to be understood. Appropriate measures should be taken to ensure the protection of archaeological sites in-situ.

Pleasley Vale area regeneration

1. The council will support development proposals for the Pleasley Vale area which preserve and / or enhance the special appearance and character of the area, and provide a long term future for the existing buildings, preferably featuring employment, commercial, and tourism uses. 2. Proposals for development in this area will need to show how they have carefully considered and addressed issues related to: a. access, highways and public transport improvements; b. the environmental impact of any proposals on the nature conservation site and the wider area, in particular the Pleasley Vale Railway SSSI; c. listed buildings, conservation area and archaeological issues; and d. flooding alongside the watercourse.

Accommodation for Gypsies, Travellers and Travelling Showpeople

1. Provision will be made to meet the accommodation needs of Gypsies and Travellers between 2013 and 2033 for a minimum of: a. 2017-22: two pitches and one transit /stopping place; b. 2022-33: one pitch and zero transit /stopping place; and c. and any arising need for travelling show people plots. 2. The council is preparing a Gypsy and Travellers Site Allocation Development Plan Document (DPD) to allocate suitable site/s to meet the identified need set out in 1 a - c above. 3. Proposals for new sites, and extensions/improvements to existing permitted or lawful sites, will be supported where they meet the following criteria: a. be located with reasonable access to a range of services, such as shops, schools, welfare facilities or public transport; b. be proportionate to the scale of the nearest settlement; its local services and infrastructure; c. have suitable highway access, and is not detrimental to public highway safety; d. provides for adequate on-site parking and turning of vehicles as well as appropriate facilities for servicing and storage, and in the case of a show people site sufficient space for fairground equipment maintenance; e. be capable of being provided with adequate services including water supply, power, drainage, sewage disposal and waste disposal facilities; f. be compatible with landscape, environment, heritage and biodiversity as well as the physical and visual character of the area; g. would not significantly harm the amenities of neighbouring properties and land uses; and h. would be appropriately located in terms of flood risk. 4. Authorised existing and new sites will be safeguarded for Gypsy, Travellers and Travelling Showpeople groups unless they are no longer required to meet identified need.

Housing Allocations

Housing is allocated on the following sites: Site H1a Pleasely Hill Farm - approximately 400 new homes subject to: the provision of open space with play/formal provision enhancements as part of north-south green corridors; protection of public rights of way to improve access to the strategic green infrastructure network; the creation and maintenance of appropriate habitat buffers to adjacent designated sites (Pleaseley Hill LNR and Meden Vale LNR); appropriate access arrangements to avoid/minimise impacts on designated sites; retention and enhancement of existing woodland features; and any development proposals would need to be supported by detailed desk based assessment and the results of a staged pre-determination programme of archaeological investigation on the basis of an approved Written Scheme of Investigation. Contributions will be required to mitigate the impact of development on the following junctions: A60 Mansfield Road/ Nottingham Road junction; A60 Mansfield Road/ Welbeck Avenue; and any further junctions that are identified by the Transport Assessment required to support a future planning application for the site. Masterplans submitted in support of this development (in accordance with Policy P4) should have regard to the indicative masterplan set out in Appendix 8. Site H1b Land off Jubilee Way - approximately 350 new homes subject to: the provision of open space with play/formal provision enhancements and the creation of north-south and east-west green corridors which help direct people away from the nearby SSSI; protection of public rights of way to improve access to the strategic green infrastructure network; the creation and maintenance of appropriate habitat buffers to adjacent designated sites (Sherwood Forest National Nature Reserve and Budby South Forest LNR); appropriate access arrangements to avoid/minimise impacts on designated sites; and any development proposals would need to be supported by detailed desk based assessment and the results of a staged pre-determination programme of archaeological investigation on the basis of an approved Written Scheme of Investigation. Contributions will be required to mitigate the impact of development on the following junctions: A614 / B6034 junction; A614/ Eakring Road junction; and any further junctions that are identified by the Transport Assessment required to support a future planning application for the site. Masterplans submitted in support of this development (in accordance with Policy P4) should have regard to the indicative masterplan set out in Appendix 8. Site H1c Garibaldi Road - approximately 160 new homes subject to: the improvement of open space and strategic green infrastructure networks; on-site provision of sustainable drainage systems (SuDS); and any development proposals would need to be supported by detailed desk based assessment and the results of a staged pre-determination programme of archaeological investigation on the basis of an approved Written Scheme of Investigation. Site H1d Forest Road - approximately 150 new homes subject to: the improvement of open space and strategic green infrastructure networks through integration and enhancement of the footpath connecting Southwell Street and the strategic green infrastructure network; on-site provision of sustainable drainage systems (SuDS); and an appropriate archaeological assessment by a suitably qualified person and any recommended actions being followed. Site H1e Former Rosebrook Primary School - approximately 115 new homes subject to: walking routes connecting with and along Hall Barn Lane and Hall Barn Lane open space; an off-site open space contribution towards improvements at Abbott Road Playing Field; any development proposals would need to be supported by detailed desk based assessment and the results of a staged pre-determination programme of archaeological investigation on the basis of an approved Written Scheme of Investigation; and the positioning of the site access off Abbott Road (A6075). Contributions will be required to mitigate the impact of development on the following junctions: Chesterfield Road/ Debdale Lane; and any further junctions that are identified by the Transport Assessment required to support a future planning application for the site. Site H1g Abbott Road - approximately 102 new homes subject to: the on-site provision of open space with play/formal provision enhancements and to maintain access for local residents; any development proposals would need to be supported by detailed desk based assessment and the results of a staged pre-determination programme of archaeological investigation on the basis of an approved Written Scheme of Investigation; addressing low soil permeability through appropriate measures; and the retention and enhancement of the on-site football pitches and associated facilities. Contributions will be required to mitigate the impact of development on the following junctions: Kings Mill Road/ Beck Lane/ B6014 Skegby Lane / Mansfield Road; Sutton Road / Skegby Lane/ Sheepbridge Lane; and Any further junctions that are identified by the Transport Assessment required to support a future planning application for the site. Masterplans submitted in support of this development (in accordance with Policy P4) should have regard to the indicative masterplan set out in Appendix 8. Site H1h Centenary Road - approximately 95 new homes subject to: the improvement of access to open space and strategic green infrastructure networks through the integration and enhancement of the adjacent footpath connecting Broomhill Lane and Albion Street; and an off-site open space contribution towards improvements at Chesterfield Road Park. Site H1i Former Mansfield Brewery (part a) - approximately 70 new homes subject to: the creation of new habitats alongside sustainable drainage systems (SuDS) provided on-site; an off-site open space contribution towards improvements at Titchfield Park; protection of the buildings and other features that make up the nearby heritage asset including conservation areas, listed buildings and non-designated heritage assets; and any development proposals would need to be supported by detailed desk based archaeology assessment and the results of a staged pre-determination programme of archaeological investigation on the basis of an approved Written Scheme of Investigation. Site H1j Bellamy Road - approximately 40 new homes subject to: improved road crossings on Adams Way to facilitate access to King George V Park; and an off-site open space contribution towards improvements to King George V Park. Site H1k High Oakham Farm (east) - approximately 40 new homes subject to: the development reflecting the lower density character of the area; an off-site open space contribution towards improvements at Oakham LNR and Quarry Lane LNR; improvement of access to Shining Cliff Plantation; protection of the buildings and other features that make up the non-designated local heritage asset at High Oakham Central School, High Oakham House, High Oakham Farm, Inglebrook High Oakham Road); and enhanced habitat connections between on-site woodland / open parkland habitats and adjacent woodland. Site H1l Land off Balmoral Drive - approximately 35 new homes subject to: integration and enhancement of pathways leading to Oxclose Wood; and an off-site open space contribution towards improvements at Burlington Drive and Shaftsbury Avenue Allotments. Site H1m Sherwood Close - approximately 33 new homes subject to: the creation of an east-west green corridor to facilitate improved walking and cycling connections to the Timberland Trail and Maun Valley Trail; an appropriate archaeological assessment by a suitably qualified person and any recommended actions being followed; and an off-site contribution towards improvements at Sandy Lane allotments. Site H1n Ladybrook Lane / Tuckers Lane - approximately 33 new homes subject to: an off-site open space contribution towards improvements at Chesterfield Road Park. Site H1o Hermitage Mill - approximately 32 new homes and a care home subject to: an off-site open space contribution towards improvements at Hermitage LNR and Oakham LNR; the protection of the Grade II listed buildings on and adjacent to the site; and an appropriate archaeological assessment by a suitably qualified person and any recommended actions being followed. Site H1p South of Debdale Lane - approximately 32 new homes subject to: an off-site contribution towards improvements at Burlington Drive open space; protection and enhancement of the existing public right of way; creation and maintenance of an appropriate habitat buffer adjacent to the local wildlife site; provision of appropriate access management measures to avoid or minimise impacts on designated sites; and any development proposals would need to be supported by detailed desk based archaeology assessment and the results of a staged pre-determination programme of archaeological investigation on the basis of an approved Written Scheme of Investigation. Site H1q Land off Holly Road - approximately 16 new homes subject to: creation of north-south linkages to nearby open space at Flint Avenue and Lark Hills; and an off-site open space contribution towards improvements at Lark Hills open space. Site H1r Land at Cox's Lane - approximately 14 new homes subject to: an off-site contribution towards improvements at Longyards Allotments / The Lords Ground; protection of the buildings and other features that make up the nearby non-designated local heritage asset; and protection of public rights of way to improve access along Northfield Lane. Site H1s Land off Ley Lane - approximately 14 new homes subject to: an off-site contribution towards improvements at Warsop Road open space and Leeming Lane open space; any development proposals would need to be supported by detailed desk based archaeology assessment and the results of a staged pre-determination programme of archaeological investigation on the basis of an approved Written Scheme of Investigation; and the pattern of development should positively respect the historic character along Ley Lane. Site H1t Land off Rosemary Street - approximately 10 new homes subject to: an off-site open space contribution towards improvements at Chesterfield Road Park. Site H1u Stonebridge Lane / Sookholme Lane, Market Warsop - approximately 400 new homes subject to: provision of open space with play/formal provision as part of north-south green corridors which help direct people away from the SSSI and an off-site contribution towards improvements at Carr Lane Park; protection of public rights of way as part of the development to improve access to the strategic green infrastructure network; creation and maintenance of appropriate habitat buffers to the adjacent Hills and Holes SSSI, River Meden corridor and railway lines; appropriate access arrangements to avoid/minimise impacts on designated sites; and retention of hedgerows on-site, especially along Sookholme Lane. Contributions will be required to mitigate the impact of development on the following junctions: A60 Mansfield Road/Vale Avenue/Askew Lane; A60 Church Street/ Wood Street Junction, Warsop; A60 / Eastlands Lane; A60 /B6407 Sooholme Road; A60 Leeming Lane North / A6075 Peafield Lane/ Sandgate Road; A60 Leeming Lane South / A6075 Warsop Road; and A60 Leeming Lane South / A6117 Old Mill Lane / Butt Lane. Site H1v Sherwood Street / Oakfield Lane, Market Warsop - approximately 36 new homes subject to: an off-site contribution towards improvements at Cottage Lane open space. Site H1w Former Warsop Vale School, Warsop Vale - approximately 10 new homes subject to: an off-site contribution towards improvements at Warsop Vale open space.

Committed housing sites

1. The following sites have planning permission and are allocated for new homes: Mansfield urban area No. of homes Site 23 Former Mansfield Brewery (part B) 54 Former Mansfield General Hospital 64 Allotment site at Pump Hollow Road 63 Sandy Lane 23 Land at Windmill Lane (former nursery) 46 Land off Sherwood Oaks Close 66 Former Evans Halshaw site 39 Land to the rear of 28 High Oakham Hill 49 Kirkland Avenue Industrial Park 28 Land at High Oakham House 150 Land North of Skegby Lane 430 Penniment Farm 21 Land at the corner of Quarry Lane 152 Pleasley Hill Regeneration Area 21 Bath Mill 25 Land at Hermitage Lane 12 Land to the rear of 183 Clipstone Road West 14 Land to the rear of 66-70 Clipstone Road West 21 18 Burns Street 140 Park Hall Farm (Site A) 10 Park Hall Farm (Site B) 17 Land at 7 Oxclose Lane 107 Former Mansfield Sand Co 8 20 Abbott Road 5 284 Berry Hill Lane 18 Former Miners Offices 43 The Ridge 9 Birchlands/Old Mill Lane 7 Former garage site Alexandra Avenue 8 Ashmead Chambers 31 Land off Portland Street (West) 8 10A Montague Street 7 Land adj 27, Redgate Street 7 Adj 188, Southwell Road East 9 52 Ratcliffe Gate 10 Yasmee 6 Land at Northfield House Warsop Parish No. of homes Site 31 Wood Lane, Church Warsop 32 Welbeck Farm 25 Moorfield Farm 9 Oak Garage 10 Elksley House

Housing density and mix

1. Development proposals of ten or more dwellings will be expected to: a. be built at a density that makes efficient use of the site with layouts that respect the character and appearance of the local area; and b. provide a range of dwelling sizes and types reflective of housing needs and the achievement of mixed and balanced communities.

Affordable housing

1. On sites of 10 or more dwellings or 0.5 hectares or more, affordable housing will be required. The amount of affordable housing to be provided will be determined by the geographical zones identified in Appendix 6: Zone 1 (East of Mansfield): 25% on-site provision Zone 2 (North, Central and West Mansfield): 20% on-site provision Zone 3 (South Mansfield): 15% on-site provision On smaller sites (less than 10 dwellings and less than 0.5 hectares), a financial contribution toward off-site affordable housing provision will be sought where it can be viably justified. 2. Off-site commuted sums (in total or in part) may be made rather than on-site contributions where there is evidence to suggest that there are site specific constraints or demonstrable viability issues, or there is already a substantial amount of affordable housing in close proximity to the site. Off-site contributions may also be appropriate where it can be shown, in discussion with the council, that they can contribute to the successful provision of affordable housing elsewhere within the district and/or where affordable housing need may be more pressing, including key regeneration sites and the regeneration of existing social housing areas. 3. The council will determine the mix of rented/intermediate affordable housing and the size and type of homes to be delivered, having regard to up to date evidence of local housing need and discussions with registered affordable housing providers as appropriate.

Custom and self-build homes

1. Proposals for self-build and/or custom housing will be supported provided the following criteria are met: a. it is within the boundary of a settlement or accords with Policy S5 (Development in the countryside); b. it is of a high standard of design and does not adversely affect the area by reason of its scale, bulk, form, layout or materials; c. it would not cause a significant adverse impact on the amenity of nearby residents or occupiers; and d. there is no significant adverse impact on highway safety and appropriate provision for parking is made.

Specialist housing

1. Development proposals for specialist housing which falls within Use Class C2, such as sheltered and extra care accommodation, will be supported on sites within existing or proposed residential areas provided they are: a. conveniently situated in relation to local retail, community services and public transport facilities; and b. are of a design, layout and accessibility suitable for occupation by people with disabilities and people with care needs.

Houses in multiple occupation and bedsit accommodation

1. Development proposals relating to the multiple residential occupation of buildings, including apartments and/or bedsit accommodation, will be supported where it would: a. be appropriate in respect of the characteristics of the site, including whether the proposal would result in the re-use of a vacant building or disused land in accordance with wider regeneration benefits; b. contribute to the achievement of mixed and balanced communities; and c. provide adequate internal accommodation and external private amenity space without causing any significantly adverse impact on the amenity enjoyed by the occupiers of adjacent properties.

Pleasley Hill Farm

1. Land at Pleasley Hill is allocated as a strategic sustainable urban extension delivering: a. approximately 925 new homes (including retirement accommodation); b. a care home; c. a new local centre including retail (Class A), leisure (Class D2) and community uses (Class D1) appropriate to a local centre; d. a hotel; and e. a minimum 1.7ha (developable area) of mixed employment uses. f. There is also land available for a petrol filling station, nursery and gym 2. New retail or leisure floorspace proposed at Pleasley Hill will be expected to meet the requirements of Policy RT1. 3. A field evaluation, incorporating a systematic walking survey, geophysical survey and intrusive trial trenching will be required to be carried out prior to determining a planning application. 4. The following junctions have been identified within the Mansfield Transport Study 2018 and will require improvements at Chesterfield Road/Debdale Lane, Kings Mill Road/Beck Lane/Skegby Lane/Mansfield Road and A6191 Chesterfield Road/A617 MARR Pleasley. 5. This new neighbourhood will be developed comprehensively in accordance with an agreed masterplan, including delivery and phasing arrangements and informed by key design principles, independent design review and community/stakeholder consultation. This masterplan will be incorporated into a Supplementary Planning Document and/or an outline planning application and supporting section 106 agreement. 6. The development will create a sustainable and high quality living environment, including the provision of: a. an appropriate buffer to the adjoining employment development and Pleasley village to the north; b. a network of green infrastructure linking to nearby local wildlife sites (Cotton Plantation and Pleasley Hill Pastures), and the existing public rights of way; c. adequate SuDS along the existing flooding routes, including enhancing ecological connections with the adjoining natural spring and local wildlife site; d. on-site open space and play facilities in locations which are accessible from surrounding areas; and e. the protection of areas of archaeological significance informed by a Geophysical Survey.

Land off Jubilee Way

1. Land off Jubilee Way is allocated as a strategic sustainable urban extension delivering: a. approximately 800 new homes; b. a new neighbourhood parade; c. provision of a new primary school on site; and d. a minimum of 1.6ha (developable area) extension to Crown Farm Way Industrial Estate. 2. This new neighbourhood will be developed comprehensively in accordance with an agreed masterplan, including delivery and phasing arrangements and informed by key design principles, an independent design review and community/stakeholder consultation. This masterplan will be incorporated into a Supplementary Planning Document and / or an outline planning application and supporting section 106 agreement. 3. An application specific assessment will be required to identify and address impacts on nightjar and woodlark and their habitats. 4. A Nitrogen Deposition Study will be required to assess the impact on sites of biodiversity importance nearby. 5. Any development proposal would need to be supported by a detailed desk based assessment and the results of a staged pre-determination programme of archaeological investigation on the basis of an approved Written Scheme of Investigation. 6. The masterplan will create a sustainable and high quality living environment, including the provision of: a. cycle and walking links to the adjoining housing development and to the wider area including Timberland Trail, Oak Tree LNR, the restored Mansfield colliery and Vicar Water (strategic GI area #10) and the wider Sherwood Forest (strategic GI area #6); b. a network of green infrastructure including new habitats adjacent to the SSSIs/LWSs; c. measures to prevent any loss of value of the LWS and ensure the protection of Sn 41 habitats and species; d. the appropriate protection of adjacent heathland and SSSIs; e. appropriate account taken of the ppSPA in line with the recommendations of the application specific assessment including measures to protect nightjar and woodlark and their habitats; f. adequate SuDS and improving the flows and water quality of Vicar Water; g. contributions to junction improvements including at A6117 Oak Tree Lane/Eakring Road, A6191 Southwell Road/Oak Tree Lane/Adamsway and A6117 Old Mill Lane/B6030 Clipstone Road West; h. the identification and appropriate protection of areas of potential archaeological importance; and i. enhancement and integration of the former mineral railway line along Jubilee Way North, as a wooded landscaped buffer, where feasible.

Land at Berry Hill - Committed strategic urban extension

1. Land at Berry Hill is allocated as a strategic sustainable urban extension delivering: a. approximately 1,700 new homes (including 10% on site affordable housing); b. new local centre including class A retail and leisure uses and appropriate class D1 uses; c. commercial uses; d. a minimum of 18.8 ha (developable area) of mixed employment uses; e. 3.1 hectares commercial / leisure use; f. health centre; g. a new primary school; h. a community park, outdoor play space and equipped children's play provision; and i. a road link for the potential cemetery. 2. New retail or leisure floorspace proposed at Berry Hill above the 1,000 sqm already permitted will be expected to meet the requirements of Policy RT1. 3. This new neighbourhood will be developed comprehensively in accordance with existing planning permissions and the agreed masterplan.

Infrastructure delivery

1. All development proposals will be expected to: a. meet all reasonable costs associated with new infrastructure required as a consequence of the proposal; b. where appropriate, contribute to the delivery of necessary related infrastructure to enable the cumulative infrastructure impacts of developments to be managed, including identified transport infrastructure requirements; c. provide for the future maintenance of facilities delivered as a result of the development; and d. where appropriate and necessary, enter into clawback agreements. 2. When determining the nature and scale of any planning obligations sought, account will be taken of any evidence of viability, specific site conditions, priorities in the Infrastructure Delivery Plan and other material considerations. 3. Where appropriate, developer contributions will be pooled to allow the provision of strategic infrastructure that will serve more than one scheme.

Telecommunications and broadband

1. Major development proposals will be supported where adequate broadband infrastructure is to be made available to all residents and / or users of the development. 2. Major development proposals should incorporate a bespoke duct network, designed and implemented in cooperation with a recognised network provider, and where viable, a fibre to the premises (FTTP) solution. 3. Other forms of infrastructure, such as facilities supporting mobile broadband and Wi-Fi, should be included in major development proposals and designed in a sympathetic and appropriate way in order to reflect the character of the surrounding area. 4. Telecommunications development proposals will be permitted where: a. there is no significant impact on the character or appearance of the building on which, or space in which, the equipment is located, including not contributing to street clutter; b. the significance, appearance, character and setting of heritage assets are conserved; c. there is no significant adverse impact upon biodiversity, ecology, geodiversity or best and most versatile agricultural land; d. all options for sharing of existing equipment, and erecting masts on existing tall buildings or other structures have been fully explored; e. they are appropriately designed, minimising size and scale and camouflaging appearance wherever possible; f. all masts and additions to existing masts are self-certified to meet International Commission on Non-Ionizing Radiation Protection (ICNIRP) standards; and g. provision is made to ensure that equipment that has become obsolete or that is no longer in use is removed as soon as practicable and the site restored to its former condition.

Review of the Local Plan

Partial or total review of the plan could be triggered if: a. the housing delivery test falls below the three year rolling average; b. the supply of deliverable housing sites is below four years for three years in a row; c. significant new evidence becomes available; or d. significant implementation delays or issues are identified as part of the Authority Monitoring Report.

Monitoring and review of the Local Plan

1. The council will monitor the delivery and effectiveness of policies of this Local Plan against specific performance indicators and targets set out in the Local Plan monitoring framework. 2. The council will commence a review of the Local Plan no later than five years from the date of adoption. The council will also consider a partial review of the Local Plan, or other actions considered necessary in the following circumstances: a. the number of homes built falls below 50% of the annual requirement on a three year rolling average; b. the supply of deliverable housing sites is below four years for three years in a row; c. significant new evidence becomes available; or d. significant implementation delays or issues are identified as part of the Authority Monitoring Report.

Presumption in favour of sustainable development

1. The council will work proactively with applicants and other stakeholders to seek solutions to ensure that proposals contribute to sustainable development and can be approved wherever possible, and will contribute towards improvements to the economic, social and environmental conditions in Mansfield district. 2. Planning applications that accord with the policies in this Local Plan will be approved without delay, unless material considerations indicate otherwise. 3. If there are no policies relevant to the application or the policies which are most important for determining the application are out of date at the time of making the decision, then planning permission will be granted unless material considerations indicate otherwise – taking into account whether: a. 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 b. the application of policies within the National Planning Policy Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed.

The spatial strategy

The spatial strategy for Mansfield district to 2033 is to: 1. manage planned growth by directing development to appropriate locations, in accordance with the following settlement hierarchy: a. Mansfield urban area. Most new housing, employment and retail and other community facilities will be concentrated within the Mansfield urban area (including Rainworth, Pleasley and Clipstone) on previously developed or other surplus or derelict land and sustainable greenfield sites on the edge of the town. Development opportunities in the Mansfield urban area are focused, as far as possible, on locations which have good access to the Mansfield Ashfield Regeneration Route (MARR) to improve connections with Greater Nottingham and the M1 and on locations which are well served by public transport. Particular regeneration opportunities within and adjacent to Mansfield town centre will be priorities for delivery. Development at Rainworth should reflect its identity as a separate settlement and be more limited in scale. b. Market Warsop. As the second largest settlement new development appropriate to its scale and regeneration needs will be directed to Market Warsop. c. Warsop Parish Villages. Limited growth is directed to the settlements of Church Warsop, Meden Vale, Warsop Vale and Spion Kop to ensure the continued vitality of these rural communities whilst maintaining their distinctive character. d. Countryside. Only development appropriate to rural areas as set out in Policy S3 will be supported within the countryside in order to recognise the intrinsic value character and wider benefits of the countryside. 2. enable housing, commercial and retail development, during the period 2013 to 2033, including: a. Housing: at least 6500 new homes between 2013 and 2033. This will be distributed as follows: i. Mansfield urban area - 90% or at least 5850 new homes; and ii. Warsop Parish - 10% or at least 650 new homes. b. Employment: safeguard important existing employment areas, identify sites to meet future economic development needs for employment land for at least 41ha of employment land between 2013 to 2033. c. Retail: At least 17,240 sqm of retail and leisure floorspace between 2017 and 2033 distributed as identified in table 3.2.

Development in the countryside

1. Land outside the Mansfield urban area, the Market Warsop urban area and the other settlement boundaries (as shown on the Policies Map) is identified as countryside. Proposals for development where listed in (a) to (o) below will be supported, subject to those considerations set out in criterion 2 below: a. agricultural, including agricultural workers' dwellings; b. the re-use and adaptation of buildings for appropriate uses; c. the redevelopment of previously developed land; d. flood protection; e. the limited extension and replacement of dwellings; f. expansion of all types of business and enterprise in rural areas, through conversion and extension of existing buildings and well-designed new buildings; g. sites for Gypsies and Travellers and Travelling Showpeople in accordance with Policy H8; h. small-scale employment generating development or farm diversification; i. development by statutory undertakers or public utility providers; j. recreation and tourism; k. individual dwellings of innovative or exceptional design; l. community services and facilities meeting a proven local need; m. renewable and low carbon energy in accordance with Policy CC1; n. transport infrastructure; and o. employment land in accordance with the provisions of Policy E4. 2. Development falling within categories (a) to (o) above will only be supported where: i. the appearance and character of the landscape, including its historic character and features such as views, settlement pattern, rivers, watercourses, field patterns and local distinctiveness is safeguarded or enhanced; ii. it does not lead to, either individually or cumulatively with existing or proposed development, the physical and perceived coalescence of settlements; iii. it does not create or exacerbate ribbon development; iv. any new development is well integrated with existing and the reuse of existing buildings has been explored where appropriate; v. it is appropriately accessible for the type of development proposed or, in the case of major development, will be made accessible by sustainable modes of transport; and vi. takes account of agricultural land classifications avoiding the best and most versatile land where possible.

Urban regeneration

1. Development proposals which help reuse previously developed or other surplus or derelict land within the Mansfield and Market Warsop urban areas will be supported, particularly where they: a. bring forward high quality housing and mixed use development; b. facilitate the upgrading of older/less popular areas of housing through selective refurbishment, demolition and replacement of properties; c. provide economic development that diversifies the local economy; d. enhance townscape, civic spaces and heritage assets and their setting; e. improve the appearance of key gateways and other prominent sites by providing well designed landmark buildings which help create a positive image of the district and give it a sense of identity; f. improve resilience to flooding and climate change, taking opportunities to restore the river ecology of the River Maun; g. improve traffic arrangements, including the reduction of vehicle/pedestrian conflict and the barrier effect of the Mansfield town centre ring road; h. create stronger walking and cycling links including within the central residential and commercial areas of the town centres and where relevant to the green infrastructure, footpath and cycle networks; or i. create green infrastructure, including open space and wildlife corridors.

Delivering key regeneration sites

1. The following sites are key regeneration opportunities. Development proposals that would appropriately re-use these sites, including for the uses identified in the table below, will be supported. [Table: White Hart Street (S4a) - 3.5 hectares - Retail, office, residential, hotel and leisure uses; Portland Gateway (S4b) - 28.9 hectares - Industrial, office, residential, and small scale retail uses, and improvements to Mansfield Town Football Club's stadium; Riverside (S4c) - 3.9 hectares - Industrial, office, residential, and small scale retail uses, and improvements to Mansfield Town Football Club's stadium]

Local shops, community and cultural facilities

1. New local shops, community and cultural facilities will be supported for small scale local shops that meet the day to day convenience needs of the immediate area, or for other community and cultural facilities, provided: a. they are within settlement boundaries; b. the proposed facilities are of a type and scale appropriate to the character of the area and settlement size; c. the proposal would not result in significantly adverse impact on public amenity; and d. where appropriate, the new building is capable of accommodating multiple uses without the necessity of structural conversion.

Main town centre uses

1. Main town centre uses (such as retail, office, entertainment and leisure) will be supported within the town centres set out below and shown on the Policies Map provided that they: a. are of a scale and character which reflects the role, function and distinctive qualities of the town centre; and b. would not harm the vitality and viability of a town centre or result in a reduction in A1 uses below the thresholds set out in Policies RT3 and RT8. 2. The hierarchy of town centres is: Location/name of town centre | Policy ref | Types of town centre Mansfield | RT1a | Town centre Mansfield Woodhouse | RT1b | District centre Market Warsop | RT1c | Clipstone Road West | RT1d | Local centre Fulmar Close | RT1e | Ladybrook Lane | RT1f | Newgate Lane / Redcliffe Road | RT1g | Nottingham Road | RT1h | Ratcliffe Gate | RT1i | Pleasley Hill | SUE1 | Berry Hill | SUE3 | 3. New local centres will be supported as part of the comprehensive development of the Berry Hill commitment (Policy SUE3), and land allocated at Pleasley Hill Farm (Policy SUE1). Sequential and impact tests will be required at the planning application stage. 4. Development proposals for main town centre uses outside of these town centres, including extensions to existing facilities, will be supported if they will meet the day to day convenience needs of the immediate area, are an office use proposed within a key / general or allocated employment site, or, following a sequential test, it can be satisfactorily demonstrated that: a. the development could not be accommodated on a suitable and available site within a nearby centre, or then on an edge of centre site, having shown appropriate flexibility in the format and scale of development proposed; and b. the development is within an accessible and well connected location. 5. Retail and leisure developments over 500 sqm (net) which are proposed in edge of centre and out of centre locations which are not allocated in the Local Plan for such purposes, will be required to satisfactorily demonstrate, through an impact assessment, that there will be no significant adverse impacts upon relevant town centres (including within adjoining local authorities).

Mansfield town centre strategy

1. The council will work in partnership with developers and town centre stakeholders to help meet the town centre vision by: a. focusing the development of main town centre uses which serve the wider area within Mansfield town centre, through allocating suitable sites to help meet the district's retail floorspace requirements, and applying a town centre first approach when considering planning applications; b. enabling a range of main town centre uses to operate within the primary shopping area to maximise the vitality and viability of the centre; c. negotiating developer contributions towards public realm improvements and public art; d. encouraging residential and office use of upper floors, and on appropriate sites outside of the primary shopping area; e. improving accessibility by seeking improvements to pedestrian and cycle routes, and locating any new car parks on the edge of the town centre; and f. developing a comprehensive planning and investment framework in consultation with the local community and key stakeholders.

Retail and leisure allocations

1. The following three sites, as shown on the Policies Map, are allocated for retail and leisure development: Site RT6a: Former bus station, Stockwell Gate North (approx. 0.6 ha) This town centre site is allocated for a hotel-led development scheme, to include around 3,500 sqm of retail and leisure floorspace. Development should take account of the following issues: - the need to create a high quality flagship development on this key gateway into the town centre, including landscaping to soften the urban form; - the delivery of a hotel, new retail floorspace and a range of other complementary uses which could include: offices, restaurants and cafes, community facilities, leisure, car parking and a taxi rank; - the provision of good quality, attractive public realm that connects the site into the rest of the town centre; - the form, massing, materials, location and height of new buildings should conserve and enhance nearby listed buildings and their settings; - archaeology - any development proposals would need to be supported by detailed desk based archaeology assessment and the results of a staged pre-determination programme of archaeological investigation on the basis of an approved Written Scheme of Investigation; and - the design of the development should take account of and complement nearby local green space. Site RT6b: Belvedere Street (approx. 0.5 ha) This site is allocated for around 11,500 sqm of main town centre uses, compromising floorspace in Use Classes A1, A2, A3, A4, A5, B1A, D1, D2 or C1 (or any mix of those uses) and related servicing and car parking facilities. Development should take account of the following issues: - the need to create a high quality flagship development on this key gateway into the town centre, including landscaping to soften the urban form; - the provision of good quality, attractive public realm and direct pedestrian linkages that connect the site into Mansfield bus station, Stockwell Gate, and the rest of the town centre; and - the form, massing, materials, location and height of new buildings should conserve or enhance the nearby listed buildings and their settings. Site RT6c: Frontage to Ransom Wood Business Park (approx. 1.4 ha) This site is allocated for around 1,750 sqm of retail and leisure floorspace. Development should take account of the following issues: - satisfactorily demonstrate that the development primarily meets the needs of the business park; - the need to protect and enhance existing multi-user access (walking and cycling) along Mansfield Way; - the need to enhance and create complementary habitat buffers adjacent to nearby local wildlife sites; and - an application-specific assessment will be required to identify and address impacts on nightjar and woodlark and their habitats.

Retail and leisure commitments

1. The following sites*, as shown on the Policies Map, have planning permission and are allocated for retail and / or leisure use: a. Mansfield urban area Site name / Ref / Leisure (A3, A4, A5) / Comparison (A1) / Convenience (A1) Berry Hill / SUE3 / - / - / 1,000 sqm net 116 - 120 Chesterfield Road North / RT7a / 155 sqm net / - / - Former Pavilion, Racecourse Park / RT7b / 135 sqm net / - / - 39 Stockwell Gate / RT7c / 200 sqm net / - / - b. Warsop Parish Site name / Ref / Leisure (A3, A4, A5) / Comparison (A1) / Convenience (A1) Former Strand Cinema, Church Street / RT7d / - / 80 sqm net / 715 sqm net * (Commitments as of 1 April 2019).

District and local centres

1. Development proposals within district and local centres, as shown on the Policies Map, which help to sustain and enhance the range of retail and community provision, will be supported where: a. retail (use class A1) remains the predominant use* within the centre; and b. they contribute to the quality of the physical environment and vitality of the centres through one or more of the following measures: i. public realm improvements; ii. reinstatement and enhancement of historic architectural detail; iii. reuse of vacant units; iv. shop front refurbishments; v. conversions that enable the use of upper floors of premises; vi. improving the pedestrian environment / reducing the impact of vehicular traffic; vii. creation of a key focal point; viii. reduction of visual clutter through the rationalisation of street furniture, lighting columns, traffic signage, road markings and pedestrian guard rails; and ix. improvements to cycle parking provision. *Predominant use will be measured against a 40% target (of units within the relevant district or local centre)

Neighbourhood parades

1. Neighbourhood parades, as shown on the Policies Map, will be protected as areas of local convenience retailing, with a presumption against their loss. Proposals for the change of use and extensions to existing units will be supported where they will enhance the vitality and viability of the parade. 2. The development of new neighbourhood parades of an appropriate design and type will be supported where they meet the immediate local needs of new residential development but do not undermine existing town centres.

Hot food takeaways and exclusion zones

1. Proposals for hot food takeaways (Use Class A5) will be supported provided that they are not within a hot food takeaway exclusion zone as shown on the policies map (within a 400m radius from the main access point to any secondary school or college). 2. In all cases, hot food takeaways must not cause significant harm to residential amenity in terms of: noise, vibration, odour, traffic disturbance, litter or hours of operation.

Visitor economy

1. Development proposals for visitor facilities*, accommodation and sporting attractions, including proposals for temporary permission in support of the promotion of events, will be supported provided that they: a. benefit both local communities and visitors; and b. respect and enhance the natural and built environmental qualities of the area, and are appropriate in scale and nature. 2. Development should be located within the existing Mansfield urban area boundary, Market Warsop urban area or village boundaries, or as part of strategic sites, unless it can be demonstrated that: a. such locations are unsuitable for the nature of the proposal; b. there is an overriding benefit to the local economy and/or community and/or environment for locating away from the urban areas; and c. the criteria within Policy S3 can be met; or d. it relates to a suitably located existing visitor facility which is appropriate for redevelopment or expansion. 3. Development of town centre uses shall also be in accordance with Policy RT1. *such as cultural and leisure facilities

Mansfield town centre strategy

a. improving the retail offer and complementing the existing retail provision by encouraging appropriate town centre uses particularly food, beverage, leisure and cultural uses that would enhance vibrancy and vitality; b. encouraging the development of residential uses in appropriate locations within the town centre; c. provision of adequate parking provision including park and ride facilities, and improving public transport links; d. creation of stronger walking and cycling links within, and to, the town centre, through the provision of pedestrian and cycle routes, and locating any new car parks on the edge of the town centre; and e. developing a comprehensive planning and investment framework in consultation with the local community and key stakeholders.

Mansfield town centre primary shopping area

1. Development proposals for town centre uses, which help to diversify the primary shopping area and increase its attractiveness as a place to visit, socialise, live and work, will be supported particularly where the development proposed is a Use Class A1 retail use. The primary shopping area, as defined on the Policies Map, is made up of primary and secondary frontages: Primary frontages: 2. To help ensure the vitality and viability of the wider town centre, development proposals for Class A uses at ground floor level within primary frontages should: a. not result in more than 25% of ground floor units in any defined primary frontage of the centre being in non-A1 use; b. not result in the loss of units over 500 sqm (gross*) from A1 use, unless clear advantages can be satisfactorily demonstrated; c. maintain an active frontage(s) to the unit, such as a display of visual interest, or views into the unit; d. not create a continuous frontage of three or more units in non-A1 uses; and e. not include drinking establishments or hot-food takeaways (Classes A4 or A5), unless it can be satisfactorily demonstrated that there would be a positive impact upon both the town centre's daytime and evening economies. Secondary frontages: 3. To ensure the vitality and viability of the wider town centre, development proposals for Class A uses at ground floor level within secondary frontages should: a. not result in more than 50% of ground floor units in any defined secondary frontage of the centre being in non-A1 use; b. not result in the loss of units over 500 sqm (gross*) from A1 use, unless clear advantages can be satisfactorily demonstrated; c. maintain an active frontage(s) to the unit, such as a display of visual interest, or views into the unit; and d. not create a continuous frontage of four or more units in non-A1 uses. 4. Development proposals within secondary frontages for other town centre uses that positively contribute to the broadening of the town centre's daytime and evening economies, particularly uses which are family orientated, will be supported. Where units have both primary and secondary frontages, the impact upon both frontages will be considered.

Mansfield town centre improvements

1. Development proposals which help improve the vitality and environment of Mansfield town centre, will be supported, particularly where they involve: a. appropriate development of the site identified by policies RT6a and RT6b; b. enhancement of townscape, civic and open spaces and heritage assets and their setting; c. improvement of the appearance of key gateways, by providing well designed landmark buildings which help create a positive image of the town and give it a sense of identity; d. improvements to Mansfield's market; e. enhancements to the Old Town Hall which support its reuse and ensure its conservation; f. improvements to energy efficiency and resilience to flooding and climate change, and adoption of low carbon technologies including electric vehicle charging points, where applicable; g. improvements to traffic arrangements, including the reduction of vehicle / pedestrian conflict and the barrier effect of the Mansfield town centre ring road; h. provision of cycle parking and facilities as set out in Policy RT5; i. creation of stronger walking and cycling links within, and to, the town centre, including opening up of the River Maun to create an attractive riverside walk; j. refurbishment of key premises, in particular Four Seasons Shopping Centre, Rosemary Centre and Beales Department Store; k. shopfront refurbishments (in accordance with Policy P8) and remodelling of floor plans, where appropriate, to create more attractive and usable retail units; l. conversion of upper floors of properties within the primary shopping area for office or residential use; m. provision of new accessible car parking spaces, including replacement for any lost through redevelopment; and n. appropriate security and crime prevention measures. 2. All development proposals within Mansfield town centre should demonstrate how the proposal helps to achieve the aims of this policy, where relevant and proportionate to the scale and nature of the proposed development.

Neighbourhood parades

Neighbourhood parades are small parades of shops of purely neighbourhood significance as identified in Table 7.14.

Protecting and improving the sustainable transport network

1. Development proposals which enhance the existing sustainable transport network will be supported where they: a. protect and improve access to and along multi-user trails network across the district especially the Maun Valley Trail, Mansfield Way, Timberland Trail, Meden Trail, Dukeries Trail, Clipstone to Warsop, the National Cycle Route 6 and the Mansfield Strategic Cycle Route; b. provide new sustainable transport measures such as pedestrian and cycle routes, public transport facilities, and provision for community transport and taxis; c. assist the potential re-opening of the Dukeries railway line including the former Market Warsop railway station; d. facilitate the shift towards the use of ultra-low emissions vehicles; and e. facilitate the delivery of highway improvement schemes/sustainable transport solutions along the district's main arterial routes and public transport corridors, including: i. A60 corridor including Nottingham Road/ Woodhouse Road/ Leeming Lane/ Mansfield Road; ii. A38 Sutton Road; iii. A617 Chesterfield Road North / A6191 Chesterfield Road South; iv. A6191 Southwell Road West / Ratcliffe Gate; v. A6075 Debdale Lane / Abbott Road; or vi. Mansfield town centre including its ring roads (A60, A6009 Chesterfield South and Rosemary Street). 2. Proposals for development which do not adequately safeguard the following routes (as shown on the Policies Map) identified within Local Transport Plan 3 schemes will not be approved: a. A6191 Ratcliffe Gate Improvement (bus priority); b. A60 Nottingham Road (bus priority); c. A60 Woodhouse Road Improvements (bus priority); d. A6075 Abbott Road (Carriageway widening and realignment); and e. Dukeries Line Improvement (Rail).

Impact of development on the transport network

1. Development proposals will be supported provided: a. they do not endanger highway safety, and allow for satisfactory access and egress from the highway and internal movements within the site; b. any significant impacts on the highway network can be suitably mitigated; and c. they do not impact on the safe operation of the rail network. 2. Development proposals that generate significant levels of movements are required to: a. be supported by a transport assessment or statement, together with a travel plan which demonstrates how sustainable transport measures set out in IN8 have been addressed; and b. be situated within settlement boundaries, as shown on the Policies Map, or in locations that are, or can be, well served by the full range of transport modes including public transport.

Car and cycle parking

1. Development proposals will be supported where there is appropriate provision for vehicle and cycle parking, including meeting the needs of the disabled. Provision should be designed so that it is an integral part of the development, does not dominate the public realm and: a. meets the minimum standards and design requirements set out in adopted guidance; b. where practical, includes electric car charging provision appropriate to the scale and use of the proposed development; c. incorporates sustainable urban drainage paving systems where appropriate.

Impact of development on the transport network

1. Development proposals will be supported provided: a. they do not endanger highway safety, and allow for satisfactory access and egress from the highway and internal movements within the site; b. any significant impacts on the highway network can be suitably mitigated; and c. they do not impact on the safe operation of the rail network. 2. Development proposals that generate significant levels of movements are required to: a. be supported by a transport assessment or statement, together with a travel plan which demonstrates how sustainable transport measures set out in IN8 have been addressed; and b. be situated within settlement boundaries, as shown on the Policies Map, or in locations that are, or can be, well served by the full range of transport modes including public transport.

Connected developments

1. Development will be supported provided it takes opportunities to encourage people to walk, cycle and use public transport through: a. creating a network of routes and spaces which are safe, attractive, convenient and easy for all people to understand and use; b. connecting to existing and proposed street and path networks, public transport and places where people want to go in obvious and direct ways, and where necessary improving existing routes and public transport facilities; c. highway design which respects the overall character of the place and which encourages people to use primary routes as social spaces rather than just as routes for traffic movement; and d. providing sufficient off-street car parking in accordance with Policy IN10 that complements the street scene and pedestrian environment whilst also being convenient and secure.

Accessing Mansfield town centre

1. Major development proposals in or on the edge of Mansfield town centre will be supported where they make relevant improvements to the accessibility of the town centre, prioritising: a. pedestrians and cyclists; then b. users of public transport and taxis, and green and blue badge holders; and finally c. private car users.