Planning in Middlesbrough

GREATER MIDDLEHAVEN – DEVELOPMENT AND DESIGN PRINCIPLES

The development of Greater Middlehaven will be characterised by innovative and contemporary architecture that creates quality of place and reflects its status as a flagship regeneration scheme at the heart of the Tees Valley city region. The following general principles will guide the design and development of the scheme to ensure that this aspiration is achieved. a) Layout Development will be expected to reflect the traditional grid pattern of the Middlehaven area. b) Mix of uses developments will be expected to contain a range of uses both horizontally and vertically within buildings; c) Active frontages to contribute to vitality, provision will be made for active ground floor uses throughout the Greater Middlehaven area, but in particular along the edges of Middlesbrough Dock and along Albert Road, Queens Square/Cleveland Street and along Bridge Street East/Dock Street; d) Development density higher density development will be promoted along the northern and southern edges of Greater Middlehaven; e) Height and massing a range of heights for each particular land use element and development area should be identified reflective of the character and aspirations for that area, contribute positively to views and vistas, reflective of innovative and contemporary design, and which will assist with the integration of development between adjacent areas; f) Movement and Circulation a movement framework, in line with the Middlehaven Transport Strategy (policy REG3) will be created which incorporates an integrated network of pedestrian, cycle and vehicular routes linking each development area and improving connectivity of the wider Greater Middlehaven area with surrounding communities and areas; g) The River Tees/Middlesbrough dock the visual integrity and amenity of key waterfront assets will be protected by creating a presumption against development which is inappropriate in scale, massing, and architectural design. h) Conservation sensitive development will be required in or adjacent to conservation areas and/or listed buildings. Where possible such features should be enhanced; i) Landscape natural assets and high quality materials will be used to create a landscape setting to development appropriate to the innovative and contemporary architecture of the townscape. Landscaping should be used to integrate development areas; j) Design quality development and elements of the street scene should contribute to the character and identity of each development area and help create a sense of place while the choice of materials, attention to detail and quality of signage adds interest, aids identity and legibility, and reflects the quality required for an innovative and contemporary design; and k) Biodiversity where practicable, beneficial features should be incorporated into the design of proposals. This should include ensuring that development does not result in damage to the biodiversity that is dependent upon the River Tees, including the interest features of the Teesmouth and Cleveland Coast SPA. Development should reflect the Development Framework for Middlehaven and also the proposed Middlehaven Design Code Supplementary Planning Document (SPD).

HEMLINGTON GRANGE – EMPLOYMENT USES

Within the Hemlington Grange development area, as identified on the proposals map, planning permission will be granted for B1, B2, and B8 employment uses in accordance with the provisions of policy H7 of the Core Strategy, provided that: a) development is restricted to the western part of the site adjacent to Stainton Way; b) access is taken off Stainton Way, no vehicular access will be permitted off the B1365; c) provision is made for starter units and a business enterprise centre; d) B2 and B8 uses will only be permitted where they will not: • have a detrimental impact upon the amenity of occupiers of nearby properties; and • significantly reduce the overall number of potential job opportunities that could be provided within the development; and e) the proposal is of a standard appropriate to a high-value, high quality development. Other employment generating uses will be permitted where they will not have an impact on amenity of nearby properties.

GREEN INFRASTRUCTURE

The Council will work with partners to ensure the successful creation of an integrated network of green infrastructure. This will be delivered through a planned network of multi-functional green space and inter-connecting links which are designed, developed, and managed to meet the environmental, social, and economic needs of communities across Middlesbrough and the wider Tees Valley city region. It will be set within, and contribute to, a high quality natural and built environment and will be required to enhance the quality of life for present and future residents and visitors, deliver liveability for sustainable communities, and contribute to the Middlesbrough Biodiversity Action Plan. At a strategic level this network will include the following open spaces: i. Green Blue Heart; ii. Middlesbrough's green lung; iii. beck valleys; iv. green wedges; v. green flag parks; vi. River Tees frontage; and vii. Brookfield country park. The loss of green space that contributes to the achievement of an integrated network of green infrastructure will be resisted. In assessing the role of any particular area of green space regard will be had to the provisions of the Green Space Strategy. Where appropriate, SPD and masterplans will be prepared to provide further guidance on the provision of green infrastructure.

SPATIAL STRATEGY

In relation to employment, the Core Strategy looks forward over the period to 2023 and makes provision for the following levels of development: General employment land 85 ha Regional brownfield mixed use land 100 ha In terms of housing the core strategy looks forward to 2029 and makes provision for the following levels of housing development: Phase Number of dwellings 2012-2019 2,660 dwellings 2019-2024 2150 dwellings 2024-2029 2160 dwellings The distribution of housing within the Borough will be delivered through development at the following strategic areas. These strategic areas are shown on the key diagram. Strategic Area Number of dwellings 1 North Middlesbrough 1620 dwellings 2 East Middlesbrough 1100 dwellings 3 West Middlesbrough 1790 dwellings 4 South Middlesbrough 2460 dwellings This development will be delivered through: a) The development of the following strategic sites which will assist in stabilising the population of Middlesbrough and complement the regeneration of brownfield sites: North Middlesbrough (1620 dwellings) - Greater Middlehaven (450 dwellings) - Inner Middlesbrough (including Gresham, Grove Hill and Acklam Green) (735 dwellings) The remainder will be delivered on non strategic allocations. East Middlesbrough (1100 dwellings) - Land at Prissick (570 dwellings) The remainder will be delivered on non strategic allocations. West Middlesbrough (1790 dwellings) - Land at Brookfield (1125 dwellings) - Ladgate Lane (375) dwellings) The remainder will be delivered on non strategic allocations. South Middlesbrough (2460 dwellings) - Hemlington Grange (750) dwellings) - Land South of Coulby Newham (500 dwellings) - Land at Stainton (325 dwellings) - Land at Nunthorpe ( a maximum of 600 dwellings) The remainder will be delivered on non strategic allocations. b) Reinforcing and strengthening the role of an expanded Middlesbrough town centre: i) as the principal retail centre of the Tees Valley city region; and, ii) in combination with Stockton town centre as the principal centre within the Tees Valley city region for cultural, leisure, and civic administration activities. c) The land between Middlesbrough and Stockton town centres will provide a focus for the formation of a new service sector environment and waterfront of regional, national, and international standing. Regeneration activity should not damage the biodiversity that is dependant upon the River Tees. d) Focusing significant new employment development in North Middlesbrough-Riverside Park, Middlesbrough Town Centre, Middlehaven, and the East Middlesbrough Business Action Zone (EMBAZ), whilst ensuring that the employment needs of local communities are met. e) Implementation of the Digital City proposals to build on the emerging digital media cluster and growing success of the University of Teesside. Proposals outside of these locations, including windfall developments, will need to be sited within the urban area where they are accessible to the community they serve and satisfy the requirements for sustainable development as contained in policy CS4. Such proposals should also demonstrate how they would contribute to achieving the spatial vision and objectives identified in this plan. All development will be required to ensure that it contributes to, and fully integrates with, a sustainable transport network. All housing requirements and housing allocations in the Core Strategy and Housing DPD are minimum figures unless otherwise stated. Proposals for fewer than the minimum or more than the maximum dwelling requirements for a site will only be considered where it can be clearly demonstrated through a design led approach and having regard to the characteristics of the surrounding area and any site specific policy requirements that an alternative capacity is more appropriate.

PROVISION FOR GYPSIES AND TRAVELLERS, AND TRAVELLING SHOWPEOPLE

When considering proposals for Gyspy and travelling showpeople sites regard will be had to an up to date assessment of need and the level of existing provision. Where a demonstrable need cannot be met by existing provision Proposals for the provision of Gypsy and Traveller sites, or Travelling Showpeople yards elsewhere will be approved where they accord with relevant Local Plan policies (particularly CS4, CS5 and DC1) and providing they: a) have suitable and adequate highway access, provision for turning and servicing; b) have parking provision in accordance with adopted standards; c) are conveniently located for access to schools, health and other facilities, without placing undue pressure on such local infrastructure; d) will not have a significant detrimental effect on the amenity of occupiers of adjoining or nearby properties; e) are adequately screened and landscaped to maintain visual amenity, and provide sufficient privacy and security, without isolating travelling communities from settled communities; f) are not located in an area at high risk of flooding; g) are not located where they may be subject to unacceptable pollution from noise, dust, fumes or smell, or potential nuisance or hazard created by existing or approved commercial or industrial activities; and h) if required, are large enough to accommodate mixed or separate residential and business uses, and additional parking space for extra caravans, cars and lorries. The Council will monitor the provision of pitches to ensure a five year deliverable supply is maintained. A review of the Gypsy and Traveller Accommodation Assessment will be undertaken to identify the number and location of any additional pitches required beyond 2021 to ensure a continuous supply is provided to meet needs.

GREATER MIDDLEHAVEN – MIX OF USES AND PHASING

Within the Greater Middlehaven area as shown on the proposals map, the following mix of uses will be considered acceptable. These levels of development should not be seen as being prescriptive but a guide to inform development proposals. 2012-19 2019-24 2024-29 Post 2029 Residential 50 200 200 355 Office 20,000sq.m-30,000sq.m 20,000sq.m-30,000sq.m 10,000sq.m to 20,000 sq.m Not yet identified. Retail 2,000sq.m 2,000sq.m 1,000sq.m Not yet identified Retail warehousing 9,000sq.m - - - Leisure 10,000sq.m 10,000sq.m-15,000sq.m 10,000sq.m Not yet identified. Hotel 10,000sq.m 10,000sq.m-15,000 sq.m 10,000sq.m Not yet identified Education 20,000sq.m-30,000sq.m 10,000sq.m - Not yet identified. This will be expressed in the following character areas as shown on the proposals map: Character area Appropriate use a) Boho Focus on office/business spaces, hotel and leisure, restaurants and café use with some residential including apartments. b) Middlesbrough Dock Commercial focus including office, hotel and leisure, education, ancillary retail with some specialist residential (apartments, sheltered housing and student). c) Tees Neighbourhood Residential focus particularly family housing and specialist housing. d) Tees River Front Residential/employment use. e) Halterman Chemicals No specific uses identified. f) Riverside Stadium No specific uses identified. g) Cargo Fleet Retail warehousing. h) South Tees Industrial Zone No specific uses identified. These figures include the development identified within the Middlehaven Sector of the Town Centre policy Regeneration DPD Policy REG23. The development of Greater Middlehaven will be focused in the first phase around Boho and the creation of the Spine Road in the Tees Neighbourhood area. Development will be progressed outwards from Boho/Middlesbrough Dock area through the plan period. Some flexibility will be allowed in phasing and quantum of development, to allow development opportunities to be brought forward: a) in response to changing market demands; and b) where harm would be caused to the implementation of the Greater Middlehaven strategic framework if the proposed development was not to be permitted. Any proposals to amend the above phasing will need to be fully justified.

GREATER MIDDLEHAVEN

Greater Middlehaven will be developed as a sustainable mixed use scheme comprising of the following uses and quantums. 2012-2019 2019-2024 2024-2029 Post 2029 Residential 50 200 200 355 Non residential, including, offices, leisure and educational uses 60,000sq.m to 80,000sq.m 50,000sq.m to 70,000sq.m 30,000sq.m to 40,000sq.m Not yet identified.

LAND SOUTH OF LADGATE LANE (CLEVELAND POLICE AUTHORITY HEADQUARTERS SITE)

Land is allocated at Ladgate Lane for a high quality, residential development of three and four bedroom detached and semi-detached dwellings to provide 375 dwellings, and associated access improvements. Development proposals will be expected to: a) provide a residential development that reflects the three and four bedroom detached and semi-detached dwellings within neighbouring areas; b) take account of the topography and features of the site in the design process; c) retain and integrate existing mature trees and hedgerows, where possible, including ensuring the enhancement and retention of existing woodland buffers; d) provide any necessary off-site improvements/schemes to the transport infrastructure to ensure traffic generated by the development does not have a significant detrimental impact upon the highway network; e) 15% of dwellings to be affordable provided as 5% of the dwellings on site and a 10% off-site affordable housing contribution; f) provide off-site improvements to school provision to accommodate the educational needs of future residents; g) make a contribution to support local community infrastructure and sports facilities within the area; h) provide and enhance existing pedestrian and cycleway links, where appropriate; and, i) maximise opportunities for the use of SUDS and/or de-culvert measures, where appropriate.

HEMLINGTON GRANGE

Land is allocated at Hemlington Grange for 1230 dwellings which a minimum of 750 should be completed within the plan period up to 2029. Land is also allocated for eight hectares of Employment use (B1, B2 and B8). Planning permission will only be granted for development that satisfies the following criteria: a) residential development will provide a mixture of housing types on the site including medium to low-density three and four bedroom detached and semi-detached dwellings; b) all development is of the highest quality in terms of layout, architectural design, and materials that will create a high-value, high quality development; c) employment development is restricted to the western part of the site; d) land adjacent to Stainton Way should be developed for non-noise-sensitive uses such as employment and/or structural landscaping; e) two new access points will be created (vehicle and pedestrian) on Stainton Way in the north and the B1365 in the east. A linking spine road will run through the development. Additional pedestrian access points will be required; f) residential development is provided in neighbourhoods of identifiable character which provide variety and diversity in layout and design. Neighbourhoods on the southern boundary of the site should be developed for three and four bedroom detached and semi-detached dwellings. Apartments will not be permitted within the development; g) green corridors should be incorporated within the layout to facilitate the movement of wildlife and pedestrians, and which contribute to the creation and management of habitats identified in the Tees Valley Biodiversity Action Plan. These corridors should be coincidental with existing desire lines and should link the Gables public house and the existing public right of way network to the south, and should continue through to the Hemlington regeneration area creating linkages with the wider green space network and local facilities; h) creation of a community park to give the development a focal point and to provide additional biodiversity / landscape value; i) a detailed ecological assessment and hedgerow survey should be undertaken to determine which hedgerows should be retained and incorporated into the development; j) water bodies should be incorporated into the development to help prevent flooding downstream, create a recreational and ecological resource, and form part of a sustainable urban drainage system; k) there is the potential to de-culvert across the site. This should be carried out where possible and a buffer zone created along the watercourse; l) the public utilities infrastructure requirements are considered holistically and provision should make a demonstrable contribution to sustainable development; m) a buffer/no build zone will be required at the eastern site boundary on Stokesley Road due to existing utilities including a high pressure gas main. A high voltage power line runs north / south across the site and would also require a buffer / no build zone; n) pedestrian crossing points should be provided on the B1365 and Stainton Way. Links with the Lingfield countryside centre should also

COULBY NEWHAM

93 ha of land at Newham Hall Farm and Lingfield Green are allocated for a mixed and balanced residential community. The following uses are considered appropriate: i) Residential – 1000 dwellings of which a minimum of 500 should be completed in the plan period up to 2029. ii) Community/open space at Lingfield Farm – approximately 6ha. iii) Primary school – to be provided either on site or off site when the need arises. The Council will require the development to deliver a high quality scheme that: a) creates residential development in neighbourhoods of identifiable character which provide variety and diversity in layout and design; b) provides a mix of dwelling types and sizes, including bungalows, three and four bedroom detached and semi-detached dwellings and executive housing – land adjacent to Newham Hall shall be developed for executive dwellings. c) includes 5% of the dwellings as social rented housing and a 10% off-site affordable housing contribution; d) incorporates the community facilities at Lingfield Green including open space, allotments, play area and pond as a hub to serve the wider area; e) preserves the character and appearance of the setting of the Grade II listed structures Newham Hall, Newham Hall Lodge and Newham Hall Gate; f) incorporates and retains the local listed Newham Hall Farm within the development; g) provides either off-site or onsite improvements to school provision to accommodate the educational needs of future residents; h) is accessed from the B1365, Bonnygrove Way and Rye Hill Way and provides any necessary off-site improvements to transport infrastructure to ensure traffic generated by the development does not have a significant detrimental impact upon the highway network; i) provides improvements to the B1365 to realign the bend in the road at the west of the site. j) provides pedestrian and cycleway links throughout the development, linked to existing public rights of way, to improve connectivity including links to adjoining residential areas; k) protects and enhances the woodland areas adjacent to Southwood and Fernwood, Marton West Beck and the coppice north of Newham Hall Farm and retains a green buffer zone between the housing and Marton West Beck and its tributaries; l) creation of a wildlife corridor and recreational route along the Marton West Beck valley; m) incorporates a structural tree buffer: i. alongside the B1365 ii. to the east and south of the access road to Newham Hall Farm of a minimum 10 metres iii. to the north east of Newham Hall n) maximises the use of SUDS in the drainage system and retains the ponds south of Newham Hall Farm. Development will be required to make a contribution to the provision of the transport infrastructure requirements identified within the Infrastructure Delivery Plan.

STAINTON

17.91 ha of land at Stainton both north and south of Strait Lane will be allocated for 326 dwellings. The following will be required as part of any development: a) the Council aspires to see predominantly three and four bed detached and semi-detached dwellings within the site; b) 15% of dwellings to be affordable provided as 5% of the dwellings on site and a 10% off-site affordable housing contribution; c) site access (vehicle and pedestrian) will be from Strait Lane, one access point to the north and one access point to the south. Additional pedestrian access required from Low Lane; d) a children's play area with pedestrian linkages to existing housing; e) a green corridor / buffer zone along Stainton Beck; and f) the public rights of way running across the site should be maintained. Development will be required to make a contribution to the provision of the transport infrastructure requirements identified within the Infrastructure Delivery Plan.

LAND AT GREY TOWERS FARM

Planning permission will be granted for a bespoke executive residential scheme, to provide a maximum of 295 dwellings, community centre and associated access. Development proposals will be expected to: a) provide an executive residential development based on an approximate target density of seven dwellings per hectare, that is centred around three character areas which are different, distinct, and interlinked: i. village core – a closely knit pattern of development centred around a village green characterised by houses close to public space and by a predominance of public spaces in comparison to private gardens; ii. village streets – comprising a strong relatively formal and linear pattern of development fronting the streets, walks, lanes and wynds. These type of houses will have more space between them and larger gardens; and iii. houses in landscape – comprising larger homes set in their own plots around shared surfaces and private drives. Characterised by informality of layout and more substantial spacing of buildings and the way in which landscaping and open space predominates over buildings. b) provide three new accesses: vehicular i. a new main access road (all users) from Poole Roundabout, which will require the realignment of the bridleway; ii. a new main access road off the A172; pedestrian and cycle iii. a new access onto Brass Castle Lane opposite the junction with Eagle Park, to be used by cyclists and pedestrians, but will also be available for emergency vehicular access only. c) retain and integrate existing bridleway and footpaths, which should be combined with additional cycle and footpath routes; prepare an open space strategy to ensure that all existing woodland and hedgerows will be retained and work undertaken to secure its long-term well being; d) provide any necessary off-site improvements to transport infrastructure to ensure traffic generated by the development does not have a significant detrimental impact upon the highway network; e) provide 15% on-site affordable housing or an equivalent off-site financial contribution; f) provide off-site improvements to school provision to accommodate the educational needs of future residents; g) provide a contribution to support the continuing provision of Marton Library; h) provide an off-site recreation contribution to increase the capacity of an existing sports facilities; i) provide a landscape and public open space contribution; and, j) a community centre.

LAND AT NUNTHORPE, SOUTH OF GUISBOROUGH ROAD

Land is allocated at Nunthorpe, South of Guisborough Road for a maximum of 250 predominantly three and four bedroom detached and semi-detached dwellings, and associated access arrangements. Development proposals will be expected to: a) provide a residential development that reflects the housing types within the surrounding area; b) take account of the topography, features and views of the site in the design process; c) provide a new vehicular access arrangement off the A1043; d) ensure that there is no vehicular access onto Guisborough Road; e) retain and integrate existing mature trees and hedgerows, where possible; f) retain and integrate existing footpaths, which should be combined with additional cycle and footpath routes; g) retain and enhance the planting buffer alongside the A1043 and the railway; h) retain the existing play pitches on the site; i) set-a-side approximately 3 hectares of land for public open space/recreational purposes; j) provide any necessary off-site improvements to transport infrastructure to ensure traffic generated by the development does not have a significant detrimental impact upon the highway network; k) provide 15% on site affordable housing or an equivalent off-site financial contribution; l) provide off-site improvements to school provision to accommodate the educational needs of future residents; m) create an approximate 3.5 hectare wildlife habitat in that part of the site designated within flood zone 2-3;and, n) maximise any potential use of SUDs and/or de-culvert, along watercourses and natural pond areas, where appropriate; A noise assessment will be required to take account of traffic noise from the A1043 and railway line. This site will not brought forward until an agreement on the provision of a park and ride facility has been secured or the Longlands Road to Ladgate Lane road have been secured and a timetable for implementation agreed. Development will be required to make a contribution to the provision of the transport infrastructure requirements identified within the Infrastructure Delivery Plan.

INNER MIDDLESBROUGH (GRESHAM, ACKLAM GREEN, GROVE HILL)

The regeneration of the older housing areas of Inner Middlesbrough is a priority of the Council in order to help to deliver balanced and sustainable mixed-use communities. Regeneration activity will be focused upon the communities of: Gresham; Grove Hill; and Acklam Green. This will deliver a net total of 735 dwellings (1135 dwellings gross). N.B. This figure includes -145 net dwellings for Gresham where there will be 345 demolitions over the plan period and 200 new builds. For Grove Hill there will be 55 demolitions and 610 new builds giving a net figure of 555 dwellings.

LAND AT FORD CLOSE RIDING CENTRE

Planning permission will be granted for a high quality, high value executive residential development to provide a maximum of 50 dwellings, and associated access improvements. Development proposals will be expected to: a) provide a residential development that reflects the executive housing types within the surrounding area; b) take account of the topography and features of the site in the design process; c) retain and integrate existing mature trees and hedgerows, where possible, including the retention of existing woodland buffers along identified watercourses; d) provide any necessary off-site improvements to transport infrastructure to ensure traffic generated by the development does not have a significant detrimental impact upon the highway network; e) provide 15% on site affordable housing or an equivalent off-site financial contribution; f) provide off-site improvements to school provision to accommodate the educational needs of future residents; and g) provide pedestrian and cycleway links along the eastern boundary of the site to improve connectivity with adjoining residential areas to the north and south.

HOUSING ALLOCATIONS

The following sites are allocated for residential development within the specified phased release dates. The phases below are indicative only and the Council will not seek to restrict allocated sites coming forward in earlier phases. 2013 - 19 2019 - 24 2024 - 29 Post 2029 Strategic Locations 1 Greater Middlehaven: Middlehaven Demolitions 67 -17 200 200 355 2a 2b 2c Inner Middlesbrough: Grove Hill: Grove Hill demolitions Gresham: Gresham demolitions Acklam Green 238 -54 25 -345 102 250 125 125 120 50 100 3a 3b 3c 3d 3e 3f Prissick: Scholars Rise Land south of James Cook University Hospital Tennis World Prissick Depot Land North of Marton Avenue Brackenhoe East 145 64 50 80 130 50 50 4a 4b 4c Brookfield: Land adjacent Cunningham House Low Lane Stainsby Hall Farm and Stainsby Hill Farm 300 77 43 330 375 545 5 Ladgate Lane 165 175 35 6 Hemlington Grange 250 250 250 480 7 Stainton: Rose Cottage Farm Land at Strait Lane 106 175 45 8 Coulby Newham: Newham Hall Farm 250 250 500 9a 9b 9c Nunthorpe: Grey Towers Farm South of Guisborough Road Ford Close Riding Centre 165 130 250 50 Other locations North 10 Clairville 153 11 Acklam Iron & Steelworks Club 30 East 12 MTLC 30 13 Land adjacent MTLC 180 14 Roworth Road 130 15 Beresford Crescent 83 16 Former Erimus Training Centre 100 17 Cornforth Avenue 15 18 Fulbeck Road 26 19 Penrith Road 10 West 20 St Davids 115 21 Acklam Hall 56 22 Trimdon Avenue 50 23

PRISSICK

Prissick can accommodate 570 dwellings as part of a mixed development. The Council will work closely with partner organisations to ensure that the residential schemes are of high quality and create modern, vibrant and sustainable communities. The focus of Prissick will be as a sports village, but there is an opportunity to incorporate residential development to help support the delivery of the sports complex and create a sustainable mixed-use community. Acceptable uses include: - a sports village; - residential; - a new access road; and, - car parking. The sports village and associated facilities, the new access road and car parking are to be defined by the Prissick Masterplan.

BROOKFIELD

Land to the west of Brookfield will accommodate 1,670 dwellings and will be developed to create a mixed and balanced community of a high quality design. In addition to residential use the development will include: a) provision for a primary school; b) a local centre; c) a country park and local park; and d) a linking spine road to be completed by 2025.

LADGATE LANE

The land at Ladgate Lane provides an opportunity to create a sustainable, high quality, high value residential development of 375 dwellings.

NUNTHORPE

Land at Nunthorpe can accommodate 600 dwellings over the plan period. The Council will work closely with partner organisations to ensure that residential schemes reflect the high quality executive and three and four bedroom detached and semi-detached dwellings that exists within the surrounding area. Development in Nunthorpe should provide a suitable level of open space provision for recreational purposes.

HOUSING STRATEGY

The housing requirement of 6,970 net additional dwellings will be provided in locations that are in general accordance with the development priorities identified in Policy H1 Spatial Strategy. The strategic locations for meeting this requirement, and their phasing, are as follows: 2012-19 2019-24 2024-29 Total Net completions 2012-13 290 290 Extant planning permissions at 1.04.20131 405 80 80 565 Housing allocations – strategic locations: North: Greater Middlehaven 50 100 35 185 Inner Middlesbrough -35 375 250 590 East: Prissick 470 175 45 690 West Brookfield 375 250 250 875 Ladgate Lane 165 175 250 590 South Hemlington Grange 250 250 250 750 Stainton 105 175 325 605 Coulby Newham 165 250 450 865 Nunthorpe 200 270 375 845 Allowance for future demolitions -100 -100 -200 -400 Minimum requirement for non-strategic housing allocations 630 15 420 1,065 Total housing requirement 2,660 2,150 2,160 6,970 The phases are indicative only and the Council will not seek to restrict allocated sites coming forward in earlier phases. The Council will work with partner organisations to ensure that the above housing requirements are provided in a manner that delivers a balanced and sustainable housing stock to meet the current and future needs of the population. This will be achieved through: a) supporting the delivery of regeneration sites and resisting those proposals that will prejudice its delivery; b) increasing the supply of housing to meet the aspirations of the economically active population; c) providing a wider range of housing types including more family housing and higher value dwellings; and d) consolidating and building upon the success of popular neighbourhoods. This translates into the following strategy for the strategic areas: North Middlesbrough: Greater Middlehaven - creation of a high quality waterfront residential development; - creation of a city-style living environment; and - high density and quality residential development such as apartments and town houses. Town Centre - creation of a high quality environment to assist in establishing city-style living, and - high density residential development such as apartments and town houses. Inner Middlesbrough (Gresham, Acklam Green, Grove Hill) - new housing to meet aspirational needs and create a sustainable and balanced mix of housing; - housing and environmental improvements; - where necessary, to support the creation of a balanced housing stock, the selective demolition of terraced properties; and - the implementation of a toolkit of neighbourhood management, private landlord licensing and other initiatives. West Middlesbrough - maintain the quality of life through protecting the existing high environmental quality of the areas; - new housing to meet aspirations and create a sustainable and balanced mix of housing; - new development will be of a high quality design and density appropriate to the location; and - creation of new mixed and balanced communities at the strategic sites of Brookfield and Ladgate Lane. East Middlesbrough - invest in sustainable social stock; - diversify tenure and mix to create a more balanced housing stock; and - develop a range of high quality mid value housing at Prissick. South Middlesbrough - maintain the quality of life through protecting the existing high environmental quality of the areas; - new housing to meet aspirational needs and create a sustainable and balanced mix of housing; - new development will be of a high quality and density appropriate to the location; and - provision of higher value housing at the strategic sites of Hemlington Grange, Coulby Newham, Stainton and Nunthorpe.

AFFORDABLE HOUSING

Housing developments of five or more dwellings within the wards of Acklam, Brookfield, Coulby Newham, Hemlington, Kader, Ladgate, Marton, Marton West, Nunthorpe and Stainton & Thornton will be required to provide a 15% affordable housing contribution. On sites of 30 or more dwellings a third of the affordable housing requirement shall be provided on site with the remainder provided as a financial contribution to fund affordable housing within regeneration sites. On sites under 30 dwellings the affordable housing requirement shall be provided as an offsite financial contribution to fund affordable housing within the regeneration sites. The Council will relax the affordable housing requirement where the applicant can demonstrate that the requirement would make a development economically unviable. Variations in the proportion of on/off-site provision will be considered where it can be demonstrated that this would better contribute to the creation of mixed and balanced communities through the diversification of housing tenure. However, a minimum of 5% must be provided on site, on sites of 30 or more dwellings, unless otherwise indicated in specific policies. In negotiating the type and size of affordable housing to be provided the Council will have regard to meeting the needs of older people and people with disabilities within the housing mix where sites are suitable. The affordable housing should be distributed throughout sites in small clusters of dwellings.

PROVISION FOR GYPSIES AND TRAVELLERS, AND TRAVELLING SHOWPEOPLE

When considering proposals for Gyspy and travelling showpeople sites regard will be had to an up to date assessment of need and the level of existing provision. Where a demonstrable need cannot be met by existing provision Proposals for the provision of Gypsy and Traveller sites, or Travelling Showpeople yards elsewhere will be approved where they accord with relevant Local Plan policies (particularly CS4, CS5 and DC1) and providing they: a) have suitable and adequate highway access, provision for turning and servicing; b) have parking provision in accordance with ad

GRESHAM/JEWELS STREET AREA

A programme of redevelopment of the Gresham/Jewels Street area, as identified on the proposals map, involving the clearance of 345 dwellings will be permitted. It is envisaged that this will allow for a high quality mix of new dwellings, commercial, retail and leisure development. This should incorporate: a) a high quality architectural, public realm and environmental design throughout the development; b) variations in form, use, density and character to ensure that development is designed to be adaptable to accommodate changing demands and circumstances over time; c) built-in natural surveillance that designs out crime, creates direct, safe routes to neighbouring communities and nearby retail and commercial facilities, and provides a safe, family-orientated environment; d) proposals that complement and support the long-term growth and viability of: - existing neighbourhood shopping facilities centred on Parliament Road; and - the growing specialist retail, University campus, and bar and café quarter concentrated in and around Linthorpe Road central; e) vibrant urban living opportunities are created for existing and future residents; f) new local employment opportunities; and g) a new multi-storey car park to serve Linthorpe Road/University.

ACKLAM GREEN

A high quality development will be allowed providing high quality development for 327 dwellings. Development proposals will be required to: a) complement and enhance the choice and quality of housing in the area including family housing; b) ensure that there is no through vehicular route between Acklam Road and Whinney Banks Road; c) where possible retain mature trees; d) provides links to the open space to the west; and e) provide a focal point at the entrance to the development.

GROVE HILL

Future development and regeneration activity at Grove Hill, involving the clearance of 54 dwellings and development of 610 new dwellings will be permitted. Other uses will be considered acceptable where they contribute to the creation of a sustainable mixed use community. Development proposals will be required to: a) complement and enhance the choice and quality of housing in the area by providing a mix of dwelling types and sizes; b) provide opportunities to improve the provision of local retail facilities and public realm at Eastbourne Road neighbourhood shopping centre; c) recognise the importance of open spaces, green corridors and public realm to the future use and function of the neighbourhood. Before planning permission is granted a comprehensive masterplan addressing the wider regeneration needs of the community will need to be submitted to and approved by the Council.

PRISSICK

Land is allocated for high quality residential developments, within the Prissick area, as identified on the proposals map to provide 570 units: i) Scholars Rise: Planning permission has been granted (and commenced) at Scholars Rise (former Marton College site) for a residential development with access from Marton Road to provide 145 (end total 287 units) high quality predominantly three and four bedroom detached and semi-detached dwellings. ii) Land South of James Cook University Hospital (site area 1.19ha): Proposals to redevelop the former Ashdale PRU site should include: a) 64 high quality, well designed residential units; b) access arrangements via Scholars Rise access road with no vehicular access off Marton Road; and c) properties along Marton Road should be situated with their front elevations facing the road. iii) Tennis World site (site area 2.47ha): Proposals to redevelop the Tennis World site should include: d) 50 high quality, well designed residential units, and/or possible residential home; e) a prominent gateway building at the junction of Marton Road and Ladgate Lane; and, f) access from a new internal road from the former Prissick Depot site, via Ladgate Lane. g) Development will need to take account of the electricity sub-station which is located on part of the site. iv) Prissick Depot site (site area 3.95ha): Proposals to redevelop the Prissick Depot site should include: h) 80, high quality, well designed three and four bedroom detached and semi-detached dwellings; i) retention of the existing access arrangements from Ladgate Lane, and provision of a new road access through site to the Tennis World site; j) retention of existing mature trees, where appropriate; and k) accommodate a new link road from Ladgate Lane to James Cook University Hospital. v) Land north of Marton Avenue (site area 2.19ha): Proposals to redevelop land north of Marton Avenue should include: l) a maximum of 50 high quality, well designed three and four bedroom detached and semi-detached dwellings; m) design principles and building heights to reflect the existing properties in Marton Avenue; and n) vehicular access arrangements from a new access road that is to serve the rest of the Prissick and sports village site, no vehicular access via Marton Avenue will be allowed. vi) Prissick – Brackenhoe East (site area 5.68ha): Proposals to redevelop Brackenhoe East should include: o) 180 high quality mixed medium to higher density residential units; p) landscaping measures to create a sense of place, and separation from other uses within the rest of the Prissick site; and q) vehicular access arrangements from a new access road that is to serve the rest of the Prissick and sports village site. All proposals should include: r) individual site landscape plans illustrating how developments link with the surrounding environment; s) retention of existing mature trees and hedgerows, where possible; t) contribution towards the new infrastructure requirements; u) 15% of dwellings to be affordable provided as 5% of the dwellings on site and a 10% off-site affordable housing contribution; v) off-site improvements to school provision to accommodate the educational needs of future residents; and w) maximises opportunities for the use of SUDS and/or de-culvert measures, where appropriate.

BROOKFIELD

130 ha of land are allocated at Stainsby Hall Farm and Stainsby Hill Farm for a mixed and balanced residential community. The following uses are considered appropriate: i. residential – 1670 dwellings of which a minimum of 1125 to be completed within the Plan period up to 2029; ii. employment (B1 use) 2ha; iii. local retail centre – to be provided when need arises, and iv. primary school – to be provided when needs arises. The Council will require the development to deliver a high quality scheme that: a) creates residential development in neighbourhoods of identifiable character which provide variety and diversity in layout and design; b) provides a mix of dwelling types and sizes, including three and four bedroom detached and semi-detached dwellings; c) 15% of dwellings to be affordable provided as 5% of the dwellings on site and a 10% off-site affordable housing contribution; d) provides the school and local centre in a central location which maximises accessibility for future residents, timing to be agreed subject to need; e) is accessed from both the B1380 and A1130 creating a link road through the development; f) provides any necessary off-site improvements to transport infrastructure to ensure that traffic generated by the development does not have a detrimental impact on the highway network; g) provides pedestrian and cycleway links throughout the development to improve connectivity including links to the residential areas and community facilities located

HOUSING ALLOCATIONS

The following sites are allocated for residential development within the specified phased release dates. The phases below are indicative only and the Council will not seek to restrict allocated sites coming forward in earlier phases. 2013 - 19 2019 - 24 2024 - 29 Post 2029 Strategic Locations 1 Greater Middlehaven: Middlehaven Demolitions 67 -17 200 200 355 2a 2b 2c Inner Middlesbrough: Grove Hill: Grove Hill demolitions Gresham: Gresham demolitions Acklam Green 238 -54 25 -345 102 250 125 125 120 50 100 3a 3b 3c 3d 3e 3f Prissick: Scholars Rise Land south of James Cook University Hospital Tennis World Prissick Depot Land North of Marton Avenue Brackenhoe East 145 64 50 80 130 50 50 4a 4b 4c Brookfield: Land adjacent Cunningham House Low Lane Stainsby Hall Farm and Stainsby Hill Farm 300 77 43 330 375 545 5 Ladgate Lane 165 175 35 6 Hemlington Grange 250 250 250 480 7 Stainton: Rose Cottage Farm Land at Strait Lane 106 175 45 8 Coulby Newham: Newham Hall Farm 250 250 500 9a 9b 9c Nunthorpe: Grey Towers Farm South of Guisborough Road Ford Close Riding Centre 165 130 250 50 Other locations North 10 Clairville 153 11 Acklam Iron & Steelworks Club 30 East 12 MTLC 30 13 Land adjacent MTLC 180 14 Roworth Road 130 15 Beresford Crescent 83 16 Former Erimus Training Centre 100 17 Cornforth Avenue 15 18 Fulbeck Road 26 19 Penrith Road 10 West 20 St Davids 115 21 Acklam Hall 56 22 Trimdon Avenue 50 23 Beechwood 28 24 Low Gill 140 25 Longridge 79 26 Land adjacent Hemlington Hall School 30 Total 2,316 2,584 1,783 1,880

CLAIRVILLE

4.39ha of land is allocated at Clairville for 153 dwellings, phased to come forward between 2013-19. a) The Council aspires to see predominantly three and four bedroom detached and semi-detached dwellings within this site. b) Development must take account of the adjacent Albert Park and Linthorpe Road Conservation Area. c) Vehicular and pedestrian access will be from Clairville Road. Additional pedestrian access required to Clairville Common and Park Road South. Development will not be permitted until appropriate reprovision has been made within the Prissick development or elsewhere in the town for the sports provision currently on the site.

ACKLAM IRON & STEELWORKS CLUB

The site is allocated for 30 dwellings. Development proposals will be expected to: a) provide a residential development that reflects the housing types within the surrounding area; b) ensure that the design of the proposal takes account of any surface water flooding issues without adversely effecting existing surrounding residential properties, and maximises opportunities for the use of SUDS, where appropriate; Housing development shall not be located within the part of the site that is within flood zone 2. This area will be retained for sport and recreation use and should be laid out as a senior pitch, the developer will also be required to provide associated changing facilities. Development will not be permitted until appropriate reprovision has been made elsewhere within the town for the junior pitch currently on the site.

ST DAVID'S (FORMER RC SCHOOL SITE)

Land is allocated at St David's for a high quality, high value residential scheme, to provide a maximum of 115 dwellings. Development proposals will be expected to: a) provide a residential development that reflects the housing types within the surrounding area, which is predominantly 3/4 beds housing with a mix of semi and detached properties; b) respond positively to the Acklam Hall Conservation Area and the adjacent historic avenue of trees; c) properties should front on to the avenue of trees however there will be no vehicular access on to the avenue of trees; d) utilise existing access road arrangements from St David's Way; e) maintain and enhance existing pedestrian footpath access arrangements from Acklam Road and Hall Drive; f) ensure that the design of the proposal takes account of any surface water flooding issues without adversely effecting existing surrounding residential properties, and maximises opportunities for the use of SUDS, where appropriate; g) retain the existing mature trees; h) 15% of dwellings to be affordable provided as 5% of the dwellings on site and a 10% off-site affordable housing contribution; and, i) provide off-site improvements to school provision to accommodate the educational needs of future residents. Development will not be permitted until the reprovision of the playing pitches currently on the site is made elsewhere in the town.

BEECHWOOD

1.63ha of land is allocated at Beechwood for development of 28 dwellings. Any development would be expected to: a) comprise three and four bedroom detached and semi-detached dwellings and bungalows; b) provide access to the site from Gleneagles Road and Kirkham Row (no through route, except for pedestrians and cyclists); c) retain the existing allotments if they remain in active use at the time of development coming forward and provide improvements to the allotments; and d) maximise the potential benefits provided by the surrounding open space (e.g. suitable access, appropriate layout of dwellings etc.). Development will not be allowed to take place until the Beechwood site is no longer needed for the temporary reprovision of pitches from Prissick.

LOW GILL

7.3 ha of land are allocated at Low Gill for 140 dwellings. The Council will require the development to deliver a high quality scheme that: a) provides a mix of dwelling types and sizes, including detached houses and bungalows; b) includes 5% of the dwellings as onsite affordable dwellings and a 10% off-site affordable housing contribution; c) is accessed from Gypsy Lane; d) enhances the public right of way adjacent to the north and east of the site through landscaping and additional planting; e) creates pedestrian links to access the adjacent Low Gill wood; and f) maximises the use of SUDS in the drainage system. Development will be required to make a contribution to the provision of the transport infrastructure requirements identified within the Infrastructure Delivery Plan.

GYPSY AND TRAVELLING SHOWPEOPLE SITES

To meet the identified need for Gypsy and Traveller, and Travelling Showpeople provision in the borough over the plan period, the Council has allocated: land within the existing Metz Bridge Gypsy site; and land adjacent to the North Ormesby Travelling Showpeople yard. Any proposals for the development of the existing Gypsy site (Metz Bridge) or Travelling Showpeople yard (North Ormesby) for alternative uses will not be permitted unless the Council is satisfied that there is no longer a local need for the provision, or an alternative site can be provided. In considering the suitability of any replacement provision the Council will have regard to the criteria contained in Core Strategy Policy H13.

BROOKFIELD

Land to the west of Brookfield will accommodate 1,670 dwellings and will be developed to create a mixed and balanced community of a high quality design. In addition to residential use the development will include: a) provision for a primary school; b) a local centre; c) a country park and local park; and d) a linking spine road to be completed by 2025.

LADGATE LANE

The land at Ladgate Lane provides an opportunity to create a sustainable, high quality, high value residential development of 375 dwellings.

HEMLINGTON GRANGE

Hemlington Grange will be developed to create a sustainable community of 1230 dwellings and 8ha of employment land. The Council will work closely with partner organisations to ensure that this development creates a modern, vibrant and sustainable community.

COULBY NEWHAM

Land to the south of Coulby Newham will be developed to create a mixed and sustainable community of a high quality design. 1,000 dwellings will be accommodated on the site. In addition to residential use the development will include: a) open space, play and community facilities focused on Lingfield Farm; b) enhancement of the role of Marton West Beck as a green corridor and integration with the new development; and c) access from the B1365.

STAINTON

The Stainton area provides an opportunity to create a sustainable, high quality community of 325 dwellings. The Council aspires to see predominantly three and four bedroom detached and semi-detached dwellings in this area.

TRANSPORT STRATEGY

The Council will work with partner organisations, including the Regional Transport Board, Highways Agency, public transport operators, Network Rail and neighbouring authorities, to deliver a sustainable transport network which whilst reducing the need to travel: a) will improve connectivity within and beyond Middlesbrough, including: i. between Middlesbrough and Stockton town centres and the wider Tees Valley; ii. with the Tyne and Wear city region; iii. with the Leeds city region; iv. with Durham Tees Valley Airport; and v. with Teesport. b) improves accessibility for all; c) facilitates and supports the regeneration and development priorities identified in policy CS1; d) fosters economic growth and inward investment; e) promotes Middlesbrough town centre as a strategic public transport hub; f) improves the quality of the bus network, in particular the super core and core routes; g) promotes alternative modes of transport other than the private car; h) facilitates the transportation of freight through and within Middlesbrough. Proposals should seek to maximise alternative modes of freight to the use of the Trunk Road Network; and i) contains an integrated and safe system of cycle and pedestrian routes. All major developments will be expected to include a comprehensive network of cycleways and pedestrian routes that permeate throughout the site and link into the wider strategic network. This will be achieved by giving priority to a balanced package of highway and public transport improvements including the introduction of measures to reduce congestion, remove bottlenecks, and improve reliability within the A19, A66, A174, and East Middlesbrough transport corridors. Such measures may include: i. junction improvements at key interchanges; ii. new road links; iii. improvements to infrastructure, facilities, stations and services on the Darlington to Saltburn, and Esk Valley railway lines; iv. introduction of park and ride facilities e.g. Nunthorpe; and v. provision of new rail halts to serve strategic uses, facilities and developments. Development should be located where it will not have a detrimental impact upon the operation of the strategic transport network and will deliver the priorities identified above.

HEMLINGTON GRANGE – TRANSPORT INFRASTRUCTURE

As part of the development of Hemlington Grange and the regeneration of Hemlington the following improvements will be required to the transport infrastructure: a) a new junction onto Stainton Way to serve the development site; b) a new junction onto the B1365, which will provide access to the residential development to the south of the site, access to the employment area will not be permitted from this access; c) widening of Stainton Way from Aviemore Road to Dalby Way; d) widening of the B1365 from the new junction serving the development to Newham Way; e) improvements to the roundabout at the junction of Stainton Way and the B1365; f) the provision of a bus-only lane adjacent to the B1365 from the development site to the A174 junction. In the longer term this route should be capable of being used for LRT purposes if required; g) provision of improved bus passenger facilities at bus stops including real time information systems; and h) further exploration of the provision of a park and ride facility to serve Middlesbrough town centre, either within or near to the Hemlington area. The above requirements will be subject to confirmation by a detailed transport assessment, the details of which will be reflected in the Greater Hemlington Supplementary Planning Document.

GREATER MIDDLEHAVEN – TRANSPORT INFRASTRUCTURE

An integrated package of transport proposals and measures to improve connectivity within and beyond the area shall be incorporated into development proposals for Greater Middlehaven. This package will include: a) identifying and addressing the implications of the development on the Strategic Road Network (SRN) and the Principal Road Network (PRN); b) identification of the impact upon the capacity of the main access points onto the primary and local road network, principally the Newport, Hartington and Middlehaven interchanges on the A66, and Albert Road/ Queens Square, and how these impacts will be addressed; c) an improvement to main roads within and on the periphery of the development to ensure there is adequate provision, and provide high quality linkages and transport routes through and beyond the development; d) the provision of a bridge across the dock entrance to improve vehicular access to the Tees River Front and adjoining sites and is seen as a key element in an improved public transport network. This bridge needs to be provided before area D – Tees River Front is released for development; e) a demand management strategy identifying how the need for travel, particularly by car, will be reduced by measures included within the proposal; f) provision for improved public transport accessibility including integrating the railway station into the development, allowing for the future implementation of a LRT/Tees Valley metro system, and incorporating routes, facilities and funding for bus services; g) identification of how proposals for 'the Stitch', providing high quality linkages between the town centre and Greater Middlehaven, can be incorporated into the transport network and development framework; h) the integration of a high quality pedestrian and cycleway network within the development with linkages to the town centre, Riverside Park and North Ormesby; i) a strategic transport network to form the framework for the internal highway layout; j) provision of appropriate car parking infrastructure to create a mix of private and public parking, catering for both short stay and long stay customers and identification of appropriate sites for on-street and multi-storey provision; and k) provision for public access to the river/water frontage throughout the development.