Planning in Newcastle-under-Lyme

MADELEY VILLAGE HALL

A site of about 2.0ha, as shown on the Proposals Map, is allocated for community use to incorporate a village green, play facilities, allotments and an enhanced village hall to serve as a multi purpose joint facilities centre.

WHITE ROCK – APEDALE ROAD

A site of 13ha, on Apedale Road, as shown on the Proposals Map, is allocated for community leisure use. Planning permission may be given for a wide variety of leisure and recreational uses appropriate to the needs of the local community and in keeping with adjoining activities. Any car parking provided must be on a limited scale only. An application should be accompanied by an environmental statement.

PROTECTION OF COMMUNITY FACILITIES

When considering applications for development that would involve the loss of an important community facility, the need for the facility and the likelihood of its being able to be replaced will be a material consideration. Where the community facility is a commercial enterprise, planning permission for alternative use may not be given unless the applicant can demonstrate that the business is not commercially viable.

NEW COMMUNITY FACILITIES

Development of new community facilities will be supported in principle so long as the use proposed would not be likely to give rise to complaints of nuisance and so long as the location is appropriate to the catchment population for the activity.

DEVELOPMENT AND OPEN SPACE

The Council will seek to ensure that the provision of open space and playing fields - their type, condition and location - is appropriate to the needs of the community. To this end, if development is proposed on any open space or playing field, permission will not be given unless it can be shown that the present and future catchment community will not be under provided for, in terms of its particular needs, should the facility in question be closed, or alternatively unless a suitable replacement facility is provided.

Additional Facilities at Apedale Community Country Park

Proposals to provide additional facilities at the Country Park will be considered favourably, provided that all the following requirements are met: • i) Any proposal should where relevant be in keeping with surrounding buildings and not harm the landscape and environment. • ii) The proposal should contribute to the overall regeneration of the area by re-using derelict or despoiled land and existing buildings. • iii) The proposal should contribute to the cultural, recreational and amenity value of the Country Park. • iv) Measures should be taken to encourage access by other means than the private car.

New Primary School at Orme Road

A site of about 1.5ha at Orme Road, Newcastle, is to be developed for a new Primary School to replace the existing School of St Giles and St George in Newcastle Town Centre.

Burial Ground Bradwell

It is proposed that an area of 1.5 hectares, adjoining Chatterley Close, Bradwell, as shown on the Proposals Map, is allocated for a burial ground and that a landscaped area, with a width of at least 10 metres, be laid out along the western boundary of the site.

RETENTION OF ALLOTMENT GARDENS

The Council will not grant planning permission to redevelop allotment gardens unless an equally acceptable site can be made available for use prior to any development, or unless there is evidence that existing facilities are under-used, and are likely to remain so. If it is considered acceptable for allotments to be closed, the land should be redeveloped only for recreation, sport or nature conservation unless it can be shown that the local area will not be under-provided for in terms of its particular needs for open space.

Madeley Village Hall

A site of about 2.0ha, as shown on the Proposals Map, is allocated for community use to incorporate a village green, play facilities, allotments and an enhanced village hall to serve as a multi purpose facility.

PUBLICLY ACCESSIBLE OPEN SPACE, POOLFIELDS, NEWCASTLE

An area of about 19 hectares of land at Poolfields, as shown on the Proposals Map, is allocated as publicly accessible open space. It is the Council's policy to protect the visual continuity of the open land along the line of the Silverdale Brook, to endeavour to secure public access by agreement where possible and to encourage nature conservation on appropriate parts of the site and to deem it a future Local Nature Reserve. The Council will resist any development on the site that would be detrimental to the open rural character and visual amenities of the area and any development on neighbouring land that would result in deterioration of the site.

AREA OF SEARCH FOR GROUPED PLAYING FIELDS

An area of search between Loomer Road and Cheviot Close, as shown on the Proposals Map, will be reserved for the provision by the Council of grouped playing fields and ancillary facilities. Any proposals will seek to safeguard sensitive habitats and species in and around the Lyme Brook corridor.

Recreation and Leisure – Built Facilities

Built facilities for recreation and leisure purposes should generally be located in town or district centres, unless it can be demonstrated that they will be close to the population they will serve or would provide relief for over-used and/or more remote facilities. The potential for access to the development by non-car modes should be fully assessed and exploited. Development will not be permitted if it would result in any significant loss of amenity to neighbouring residents or materially harm neighbouring uses or biodiversity.

Recreation and Leisure – Land Extensive Activities

Proposals for the development of facilities and the use of land and water resources for recreation and leisure may be permitted so long as all the following requirements are met, inasmuch as each applies: i) The development should be in an appropriate location in relation to its catchment and not cause unnecessarily long journeys to be made. ii) The development must not have an adverse impact on the environment. iii) Any traffic generated must be able to be accommodated on the public road system without undue adverse effects. iv) The form, bulk and general design must be in keeping with the surroundings. v) The development should relate to existing open space/public access systems, including footpaths. vi) The potential for access to the site by non-car modes should be fully assessed and exploited.

QUALITY OF LIFE AND THE PUBLIC INTEREST

In determining planning applications for any type of development, the Council will have regard to the likely effect on the quality of life of people in the locality. To the extent that such matters are material to the consideration of a planning application, development may be refused if it is considered that an unreasonable loss in quality of life would be caused, whether by direct or indirect effects, and it would not be practicable for the development to alleviate, or mitigate, such effects.

CRIME AND DISORDER

The potential effect on the incidence of crime or disorder, or fear of crime, arising from development or the siting of one development near to another will be a material consideration in determining planning applications.

NOISE NUISANCE

In considering applications for development of any kind, the Council will take into account the possible conflict between neighbouring activities, existing or proposed, in terms of noise nuisance. Where potential noise nuisance cannot be minimised to an acceptable degree by insulation or attenuation measures, or through time restrictions, and achieved through planning conditions, development may be refused.

LIGHT SPILLAGE

Where new lighting is provided it should be designed and sited in such a way as to minimise light spillage, particularly where this affects light sensitive areas such as residential areas, highways, wildlife areas or areas affecting astronomical observation or the character of the open countryside.

POTENTIAL DANGER TO HEALTH

Where there is a widespread perception that a particular feature or process involved in a proposed development can give rise to a potential danger to health, the Council will have regard to the relevant authoritative scientific advice and Government policy on that advice. In the absence of such advice and policy applicants may be required to produce relevant, authoritative evidence that there is no unacceptable risk to health from the specific development, and the Council will have regard to the weight of that evidence.

RESIDENTIAL DESIGN AND SECURITY

All residential development should be designed such that crime and the fear of crime are minimised. Developers will be expected to take account of the best advice available at the time (such as that through 'Secured by Design') and take such measures as may be recognised to increase domestic security, and these matters will be a material consideration in determining applications.

DESIGN OF RESIDENTIAL EXTENSIONS, WHERE SUBJECT TO PLANNING CONTROL

Proposals to extend dwellings will be favourably considered, subject to other policies in the Plan, so long as the following requirements are satisfied: i) The form, size and location of each extension should be subordinate to the design of the original dwellings. ii) The materials and design of each extension should fit in with those of the dwelling to be extended. iii) The extension should not detract materially from the character of the original dwelling or from the integrity of the original design of the group of dwellings that form the street scene or the setting.

Development of Sites Adjoining the Ring Road - Design

Any development adjoining the ring road should add to the attractiveness of the approaches to the Town Centre. Buildings and the treatment of spaces and edges should display a high quality of design, reflecting the visual importance of prominent locations and, where appropriate, provide landmark features at main road junctions.

THE DESIGN OF DEVELOPMENT

The external design and appearance of all new development or extensions and alterations to existing buildings must be in visual harmony with the character of the area in which the development is situated. Buildings should be designed, massed and grouped together so that in conjunction with varied space between buildings and imaginative landscape treatment they create notable architectural compositions that add distinction to their surroundings and seek to maintain local distinctiveness. Where appropriate, provision should be made to incorporate existing trees and other site features contributing to the character of the site, and to provide landscaping and new planting proportionate to the scale of the built development. In addition, measures to 'design out' crime must be incorporated in the design at an early stage. The use of renewable energy sources and techniques will be encouraged in the design of new development though this should not be at the expense of good design. Consideration will be given to the implementation of energy efficient heating and lighting systems in new development and refurbishment. Consideration will be given to measures that will conserve water and the conservation of raw materials through the use of secondary aggregates and recycled materials will be encouraged in the design of new development.

WRITTEN DESIGN STATEMENTS FOR 'SIGNIFICANT DEVELOPMENT PROPOSALS'

Applicants for 'significant development proposals' will be required to submit short written design statements describing how the proposed development responds to Policy S15 and describing its siting, layout, heights, massing and architectural style in relation to the following matters, as far as each is relevant: i) The character of the surrounding area, adjoining spaces and buildings. ii) Views outwards from the site, inward views of the site and its skyline silhouette and prominence. iii) Landscape and nature conservation characteristics and features in and surrounding the site. iv) Adjoining structures, their roof, parapet and storey height lines and established building lines. v) The design concept and manner in which the proposed development: a) relates to its surroundings in character, massing and proportions, detailing, design and materials b) achieves an overall design quality and composition rather than fragmented building disposition. vi) Site circulation, with especial reference to pedestrian and cycle movement and linkages. vii) The contribution of the proposal to the enhancement and protection of a Conservation Area or any listed building to which it relates. viii) Crime prevention and security measures incorporated in the proposals. ix) The manner in which the proposal conforms with the principle of sustainable development.

DESIGN OF NEW BUILDINGS AND SIGNIFICANT ALTERATIONS TO EXISTING BUILDINGS

In determining applications for development that involves the erection of new buildings or the significant alteration to the external appearance of an existing building, the Council will have regard to the following: i) The design criteria listed in Policy S16. ii) The architectural character of any building intended to be altered. iii) The character of the buildings and the area in which the development is proposed to be situated. iv) Developments that are unsympathetic to the overall environmental quality of a locality will be resisted.

SUPPORT FOR NEW ECONOMIC DEVELOPMENT PROPOSALS

A positive stance will be taken in considering planning proposals for new economic development both for inward investment and for the growth of indigenous companies. Subject to appropriate environmental and other safeguards detailed in this plan, the Council will look to encourage and accommodate new development for manufacturing, distribution and office employment.

UNSPECIFIED DEVELOPMENT SITES

Subject to other policies in the plan, the development of land for Class B use on sites other than those proposed in this plan may be acceptable as long as its operations do not create an unacceptable adverse impact on the neighbourhood or environment, are unsightly or create problems of traffic or parking and will be encouraged where this would improve the range and quality of the portfolio of sites available for economic development in the Borough.

DEVELOPMENT OF EMPLOYMENT LAND FOR OTHER USES

Development that would lead to the loss of good quality business and general industrial land and buildings will be resisted where this would limit the range and quality of sites and premises available. The criteria for what constitutes 'good quality' business and general industrial land and buildings include the following: i) Accessibility to and from the primary road network. ii) Size. iii) Topography and configuration. iv) Ground conditions. v) Its location and relationship to adjoining uses

THE CONVERSION OF RURAL BUILDINGS

The conversion of rural buildings for new employment purposes will, subject to amenity and highway considerations, be supported as a means of providing jobs in the rural areas, so long as the following requirements are met: i) The Council must be satisfied that the building was constructed for, and has previously been used in connection with, an authorised activity. ii) Convincing evidence must be produced that the superstructure of the building is of permanent and sound construction, it does not require reconstruction, extension or substantial alteration and its form, bulk and general design is in keeping with its surroundings. iii) The use proposed must not involve any of the following: (a) A significant extension of the building. (b) The unsightly storage of, or work on, raw materials or goods outside. (c) Operations that create an unacceptable adverse impact, are unsightly or create problems of traffic or parking in the neighbourhood. (d) The use of an unsatisfactory access to and from the public highway. (e) The introduction of significant additional traffic into environmentally sensitive areas or the creation or aggravation of traffic problems. (f) Detriment to the building's setting that cannot be overcome by external landscaping or treatment

CHATTERLEY VALLEY

A site of 40 ha is proposed for employment development at this gateway location to North Staffordshire in the Chatterley Valley between the A500 and the London to Manchester railway line, (as shown on the Proposals Map). Development of the Premium Employment Site (PES), which forms the northern half of this site, will be restricted to light industrial uses, offices, hi-tec and research and development facilities (Class B1) and forms of manufacturing development (Class B2) which are demonstrably consistent with the role and objectives of this premium employment site. Outside the PES, on the southern half of the allocation, development for Class B uses will be supported in principle. An environmental assessment and an archaeological appraisal are needed and the following requirements must be met: i) Viable reserves of Etruria Marl underlying the site should be proved and provision made for their extraction prior to development occurring in accordance with Mineral Local Plan policies 4,5 & 6 and in a manner which does not jeopardise the realisation of the site's development prospects. ii) The design of development in this prominent location should be of high quality. iii) High quality landscaping should be provided to enhance the setting of development and the nature conservation value of the site should be enhanced and habitat linkages provided. iv) The potential for rail freight access to the site should be safeguarded and exploited. v) The potential for access to the site by non-car modes, including a rail passenger station, should be fully assessed and exploited.

KIDSGROVE STATION YARD

The development of 0.8 ha of land at Kidsgrove Station Yard (as shown on the Proposals Map) for uses that exploit the potential offered by its canal/railside location will be supported so long as the following requirements are met: i) The future car parking and other land needs of Kidsgrove station have been assessed and provision made for them. ii) The form and design of development is in visual harmony with the character of the adjoining conservation area. iii) Satisfactory access is provided and the potential for access to the site by non-car modes should be fully assessed and exploited. iv) A suitable ramped pedestrian/cycle access to the canal towpath is provided. Class B1 use is, in principle, an acceptable use for the site. Other uses, particularly those related to tourism, may also be acceptable dependant on their local impact and the ability of any specific development scheme to meet normal planning standards.

KEELE UNIVERSITY AND KEELE SCIENCE PARK

Development at Keele University and Keele Science Park, including the area formerly known as Home Farm, will be permitted so long as it is limited to one or more of the following uses: i) Academic functions. ii) Staff and student residences. iii) Employment uses directly related to or complementary to the University's core activities including conference, training, retail and leisure for use of students, staff, conference delegates and their visitors and in the case of leisure facilities for the wider community. iv) Class B1 uses directly related to the university's functional activities but excluding manufacturing or storage of large tonnages or mass production of goods. Development should retain the farm buildings of Home Farm and also development should not adversely affect the historic park or its setting. The potential for access to the site by non-car modes should be fully assessed and exploited.

RENEWAL OF PLANNING PERMISSIONS FOR EMPLOYMENT DEVELOPMENT

On the following sites, as shown on the Proposals Map, for which planning permission has already been granted for employment development, it is the Council's policy that permission would be renewed during the plan period, broadly in the same terms as currently given, unless new factors or other material considerations, such as the need for access by non car modes, indicate otherwise: 1) Lymedale 28 ha 2) Rowhurst 12 ha 3) Ravensdale 20 ha 4) Wolstanton Colliery (Centre 500) 12 ha 5) Talke Road (Michelin) 5 ha In the cases of Rowhurst and Ravensdale any viable reserves of Etruria Marl underlying the site should be proved and provision made for their extraction prior to development occurring in accordance with Mineral Local Plan policies 4 & 5. In the case of Ravensdale an environmental statement will also be required. In the case of Rowhurst a nature conservation study will be required.

THE CONVERSION OF RURAL BUILDINGS

The conversion of rural buildings for new employment purposes will, subject to amenity and highway considerations, be supported as a means of providing jobs in the rural areas, so long as the following requirements are met: i) The Council must be satisfied that the building was constructed for, and has previously been used in connection with, an authorised activity. ii) Convincing evidence must be produced that the superstructure of the building is of permanent and sound construction, it does not require reconstruction, extension or substantial alteration and its form, bulk and general design is in keeping with its surroundings. iii) The use proposed must not involve any of the following: (a) A significant extension of the building. (b) The unsightly storage of, or work on, raw materials or goods outside. (c) Operations that create an unacceptable adverse impact, are unsightly or create problems of traffic or parking in the neighbourhood. (d) The use of an unsatisfactory access to and from the public highway. (e) The introduction of significant additional traffic into environmentally sensitive areas or the creation or aggravation of traffic problems. (f) Detriment to the building's setting that cannot be overcome by external landscaping or treatment. iv) The proposal must incorporate measures to provide for the conservation of statutorily protected wildlife species, if present. v) The design of the proposed conversion should conserve or enhance local countryside character and distinctiveness and ensure that the historic character and setting of traditional rural buildings is maintained.

LYMEDALE PARK EXTENSION

The development for Class B uses of up to 15 hectares of land, (as shown on the Proposals Map), as an extension to Lymedale Park will be supported in principle so long as the following requirements are met: i) The stadium will not be displaced by the proposal but to the extent that fringe areas of the stadium are affected then satisfactory compensatory arrangements must be made. ii) Satisfactory access arrangements must be agreed to ensure that all vehicular traffic gains access to the site through Lymedale Park and not Loomer Road and the potential for access to the site by non car modes should be fully assessed and exploited. iii) The extent and topography of the development area and access road must not harm the visual quality and character of Apedale Community Country Park or the Apedale Valley as a whole. iv) Development should complement and support proposals for sports facilities in the adjoining valley area. v) High quality landscaping must be provided which reflects the design standards required for Lymedale Park and mitigates any visual harm to the adjoining Apedale Valley. vi) A habitat survey must be carried out. vii) An archaeological assessment of the site must be carried out and its findings reported to the Council.

LONDON ROAD, CHESTERTON

The redevelopment of this site, (as shown on the Proposals Map), for Class B uses will be permitted so long as the following requirements are met: i) The satisfactory treatment of any adverse ground conditions, including contamination. ii) The use of Holditch Road as the principal access to the site and also the provision of vehicle access to the firms in Turner Crescent that adjoin the site in the event that the site is developed for more than a single main user and the existing subsidiary use. iii) Building design, construction materials, the disposition of buildings and service yards, outdoor lighting and landscaped screening should be treated carefully to protect the amenity of nearby residents. iv) An archaeological assessment of the site must be carried out and its findings reported to the Council. v) The potential for access to the site by non-car modes should be fully assessed and exploited.

CHURCH LANE, KNUTTON

The development of 2.7 ha of land at Church Lane, Knutton, (within the area shown on the Proposals Map), will be permitted for Class B uses, so long as the following requirements are met: i) Satisfactory access arrangements are made and the potential for access to the site by non-car modes should be fully assessed and exploited. ii) Ground conditions are fully assessed and satisfactorily treated. iii) Suitable access must be provided to the adjoining marl reserves at Knutton Quarry. iv) A suitable landscaped buffer must be provided between the site and the adjoining quarry and between the site and nearby residents.

CHEMICAL LANE

The development of 2.8 ha of land off Chemical Lane, as shown on the Proposals Map, will be permitted for Class B uses provided that viable reserves of Etruria Marl underlying the site should be proved and provision made for their extraction prior to development occurring in accordance with Mineral Local Plan policies 4,5 & 6. The potential for access to the site by non-car modes should be fully assessed and exploited.

KIDSGROVE STATION YARD

The development of 0.8 ha of land at Kidsgrove Station Yard (as shown on the Proposals Map) for uses that exploit the potential offered by its canal/railside location will be supported so long as the following requirements are met: i) The future car parking and other land needs of Kidsgrove station have been assessed and provision made for them. ii) The form and design of development is in visual harmony with the character of the adjoining conservation area. iii) Satisfactory access is provided and the potential for access to the site by non-car modes should be fully assessed and exploited. iv) A suitable ramped pedestrian/cycle access to the canal towpath is provided. Class B1 use is, in principle, an acceptable use for the site. Other uses, particularly those related to tourism, may also be acceptable dependant on their local impact and the ability of any specific development scheme to meet normal planning requirements.

RENEWABLE ENERGY

When considering any applications for development for the creation of energy from renewable sources, the positive contribution that such development makes towards sustainable development and the reduction of greenhouse gases shall be weighed against concerns raised in the context of other policies of the Plan aimed at preventing nuisance to neighbours and other adverse environmental effects.

Creation of habitats and the enhancement of biodiversity

The Council will support, subject to other plan policies, proposals that would contribute to a long term increase in the number, size and diversity of sites of nature conservation importance within the Borough, whether by creative conservation measures or by the creation of new habitats and features of wildlife interest. Proposals should reflect the ecological characteristics and conservation priorities of the particular area a site falls within.

Development and nature conservation - site surveys

In determining applications for development of previously undeveloped, or long abandoned sites of over ¼ hectare, the Council will require the applicant to carry out and submit a preliminary habitat and protected species survey together with a data search of relevant ecological information, except where the Council is satisfied that a survey is not necessary by virtue of the site's location, planning history and/or existing data records.

Development and Nature Conservation - protection and enhancement measures

The consideration of applications for planning permission will take into account the potential effects of development proposals upon wildlife and geological features. In all cases where development or land use change is permitted, development proposals will be expected to avoid or minimise any adverse effects and, where appropriate, to seek to enhance the natural heritage of the Borough by the following measures: i) Habitats/features of nature conservation or geological value will be retained in situ and protected from adverse impact. ii) Where permitted by relevant legislation and/or regulations, flora and fauna of high nature conservation importance will be translocated or relocated to a suitable location(s) in cases where such species cannot be adequately safeguarded in situ. (Where this takes place, the developer must ensure that the translocation of the flora and fauna is based on qualified advice and undertaken prior to the commencement of development, and that provisions are made for the satisfactory establishment and maintenance of the translocated species at the new site). iii) Replacement habitats/features will be provided on at least an equivalent scale where the Council agrees that the loss of wildlife habitats or geological features is unavoidable.

Development and nature conservation – use of local species

Where development includes landscaping and/or planting, developers will be required to use the greatest possible proportion of native species characteristic of the locality, preferably of local provenance, except where special requirements of purpose or location dictate otherwise.

Country Parks

Country Parks will be developed on the sites at Apedale and Leycett as shown on the Proposals Map.

Countryside Parks

Countryside Parks will be developed at Hayes Wood and at Birchenwood as shown on the Proposals Map.

New woodland - considerations

Opportunities for the establishment of new woodland should be taken in all appropriate development. Proposals for the planting of new woodland areas will be subject to the following considerations: i) The impact new woodland planting would have on existing habitats. (Generally it will be necessary to demonstrate that proposals will not destroy or degrade any other habitats of nature conservation importance located within or adjacent to the site.) ii) The impact of the proposals on historic features and the local landscape. iii) The suitability of the proposals to the specific conditions of the site and surrounding area. iv) The design of the woodland in relation to best practice design standards, such as Forestry Commission Guidelines and the UK Forestry Standard. v) The opportunities available for amenity, recreational and educational use. vi) The relative position and connectivity of the proposals to existing woodland areas and the hedgerow network and the opportunity to link and expand existing fragmented semi-natural woodland with new native woodland planting and to create corridors for wildlife vii) The proposals for the management of the woodland. viii) The use of natural regeneration, particularly when considering the expansion of existing semi-natural woodland. Emphasis will be placed on the use of broad-leaved species of local provenance wherever possible.

Woodland management

The Council will support, subject to other plan policies, proposals that would contribute to improving the management of existing woodlands particularly with regard to enhancing their ecological and structural diversity and promoting opportunities for wildlife.

Development and the protection of trees

The Council will resist development that would involve the removal of any visually significant tree, shrub or hedge, whether mature or not, unless the need for the development is sufficient to warrant the tree loss and the loss cannot be avoided by appropriate siting or design. Where, exceptionally, permission can be given and trees are to be lost through development, replacement planting will be required on an appropriate scale and in accordance with a landscaping scheme. Where appropriate, developers will be expected to set out what measures will be taken during the development to protect trees from damage.

Felling and pruning of trees

The felling or unnecessary pruning of any tree of public amenity will not be supported by the Council unless one of the following is applicable: i) Its removal forms part of a development permitted in accordance with Policy N12. ii) The applicant can demonstrate that the tree is adversely affecting the structural condition or safety of a building or buildings. iii) The applicant can demonstrate that the tree presents an unacceptable risk to the safety of the public. iv) The applicant can demonstrate that the operation is in the best interests of improving the growth of other trees. Where felling is unavoidable and permitted, the Council will require, where possible, appropriate replanting.

Protection of Landscape Features of Major Importance to Flora and Fauna

Development that may harm, directly or indirectly, the landscape features listed below which are of major importance for wild fauna and flora will not be permitted unless it can be demonstrated that there are reasons for the development which clearly outweigh the need to retain the feature. Where development affecting such features is approved, appropriate measures will be required to minimise, restore and/or compensate for any loss of, or deterioration in, the nature conservation value of the feature. Features covered by this policy: - Hedgerows, drystone walls and similar established boundary features - River and stream corridors (incorporating the river, its banks and associated wetland habitats) - Canals - Ponds, lakes and other permanent standing water features - Woodlands - Disused railways and mineral lines - Green lanes

Protected species

Development that would have an adverse effect on a statutorily protected species, or key species identified in the UK or Staffordshire Biodiversity Action Plans, will only be permitted if such effects are capable of mitigation by measures to ensure the following: i) The survival of individual members of the species. ii) The reduction of any disturbance to a minimum. iii) The provision of adequate alternative habitats to sustain at least the current levels of the population. Development that would affect a European Protected Species will not be permitted unless all the following conditions are met: - It is in the interests of preserving public health or public safety, or other imperative reasons of overriding public interest including those of a social or economic nature and beneficial consequences of primary importance for the environment. - There is no satisfactory alternative. - It is capable of satisfactory mitigation, which will not be detrimental to the maintenance of the population of the species concerned at a favourable conservation status in their natural range.

Protection of a green heritage network

It is the Council's policy to seek opportunities to consolidate and enhance the green heritage network as identified on the Proposals Map and listed below. Planning permission will not be granted for development in or adjacent to 'green heritage' areas which would harm their integrity or their ecological and landscape value as open spaces. Where development is permitted, the Council may require mitigation and/or compensation measures and will seek to ensure that appropriate landscaping proposals will be implemented and maintained to enhance the area's status and function as part of the Borough's wildlife network. The 'green heritage' network comprises the following sites: Poolfields, Lower Apedale, Wolstanton Golf Course, Kidswood, Birchen Wood, Wolstanton Marsh, Melvyn Crescent (rear of Hillport House), Hoon Avenue, Bradwell Wood western spur, Walk/cycleway from Newcastle to Lymedale and Silverdale, Walkway from Silverdale Road to Lyme Valley, Walk/cycleway (former Potteries Loopline) from City through Birchenwood to Kidsgrove centre

Landscape character - general considerations

Development should be informed by and be sympathetic to landscape character and quality and should contribute, as appropriate, to the regeneration, restoration, enhancement, maintenance or active conservation of the landscape likely to be affected. Proposals with landscape and visual implications will be assessed having regard to the extent to which they would: i) Cause unacceptable visual harm ii) Introduce (or conversely remove) incongruous landscape elements iii) Cause the disturbance or loss of (or conversely help to maintain): a) landscape elements that contribute to local distinctiveness b) historic elements which contribute significantly to landscape character and quality, such as field, settlement or road patterns c) semi-natural vegetation which is characteristic of that landscape type d) the visual condition of landscape elements e) tranquillity

Areas of Active Landscape Conservation

Within Areas of Active Landscape Conservation as shown on the Proposals Map the Council will support, subject to other plan policies, proposals that will help to conserve the high quality and distinctive character of the area's landscape. Development that will harm the quality and character of the landscape will not be permitted. Within these areas particular consideration will be given to the siting, design, scale, materials and landscaping of all development to ensure that it is appropriate to the character of the area.

Landscape Maintenance Areas

The Council will seek to maintain the high quality and characteristic landscapes in Landscape Maintenance Areas as shown on the Proposals Map. Where development can be permitted, it will be expected to contribute to this aim. Within these areas it will be necessary to demonstrate that development will not erode the character or harm the quality of the landscape.

Areas of Landscape Enhancement

Within Areas of Landscape Enhancement, as shown on the Proposals Map, the Council will support, subject to other plan policies, proposals that will enhance the character and quality of the landscape. Within these areas it will be necessary to demonstrate that development will not further erode the character or quality of the landscape.

Areas of Landscape Restoration

Within Areas of Landscape Restoration, as shown on the Proposals Map, the Council will support, subject to other plan policies, proposals that will help to restore the character and improve the quality of the landscape. Within these areas it will be necessary to demonstrate that development will not further erode the character or quality of the landscape.

Areas of Landscape Regeneration

Within Areas of Landscape Regeneration, as shown on the Proposals Map, the Council will support, subject to other plan policies, proposals that would regenerate the landscape appropriate to its urban or rural location. Where development can be permitted, developers will be expected to use the opportunity provided by the development to make a positive contribution towards landscape regeneration.

Derelict land reclamation

The Council will support proposals for the reclamation of derelict land subject to other plan policies and the following requirements: i) Appropriate site investigations and risk assessments must be undertaken prior to the development of any land suspected of being contaminated. ii) Appropriate remediation measures must be implemented prior to the redevelopment of the site. iii) The existing nature conservation and landscape interest of the site must be considered and wherever possible, incorporated as part of the reclamation proposals. iv) Where appropriate, opportunities should be taken to increase woodland planting, especially of broad-leaved native species.

Water based landscape features

Subject to other plan policies, the Council will support proposals for water based landscape features either in their own right or as part of drainage measures approved by the Environment Agency. Where such proposals can be permitted, they must not harm the quality of the landscape or diminish its nature conservation value and will be expected to take the opportunity provided to make a positive contribution to local biodiversity.

Watercourses

In any development, existing watercourses on the site should not be culverted or built over. Opportunities should be taken wherever possible to open any watercourses on site that have already been culverted.

River and canal corridors

Subject to other plan policies, the Council will support proposals for the enhancement or restoration of river and canal corridors that take account of their landscape character and quality and historic heritage as well as their value for nature conservation, recreation and amenity and fishing.

Development and nature conservation – use of local species

Where development includes landscaping and/or planting, developers will be required to use the greatest possible proportion of native species characteristic of the locality, preferably of local provenance, except where special requirements of purpose or location dictate otherwise.

Protection of international sites

Proposals for development or land-use that may affect a European Site, a Proposed European Site or a Ramsar Site will be subject to the most rigorous examination. Development or land-use change not directly connected with or necessary to the management of the site and which is likely to have significant effects on the site (either individually or in combination with other plans or projects) and which would affect the integrity of the site, will not be permitted unless the Council is satisfied that the following two requirements are met: i) There is no alternative solution. ii) There are imperative reasons of over-riding public interest for the development or land-use change. iii) Where the site concerned hosts a priority natural habitat type and/or a priority species, development will not be permitted unless the applicant can demonstrate that it is necessary for reasons of human health or public safety or for beneficial consequences of primary importance for nature conservation.

Protection of national sites

Proposals for development in or likely to affect a Site of Special Scientific Interest will be subject to special scrutiny. Where such development may have an adverse effect, directly or indirectly, on a SSSI, it will not be permitted unless that applicant can demonstrate that the reasons for the development clearly outweigh the nature conservation value of the site itself and the national policy to safeguard the national network of such sites.

Protection of local sites

Development likely to harm a Local Nature Reserve, a Grade 1 County Site of Biological Importance (SBI) or a Regionally Important Geological/Geomorphological Site (RIGS), will not be permitted unless the Council is satisfied that there are reasons for the proposal which outweigh the need to safeguard the intrinsic nature conservation value of the site.

Protection of key habitats

The Council will resist development that may harm, directly or indirectly, an ancient woodland site, unimproved lowland grassland or area of lowland heathland or peatland, unless the applicant can demonstrate that the need for the development clearly outweighs the need to safeguard the habitat. Where development affecting such habitats can be approved, appropriate measures will be required to minimise damage, to provide for appropriate habitat restoration and/or re-creation to compensate for any loss, and to assist where possible towards meeting the targets for habitat and species increase set out in the Staffordshire Biodiversity Action Plan.

Community Woodland Zones

Where development is permitted within a Community Woodland Zone, new woodland planting will be expected to be included as part of the development scheme or as part of restoration proposals in the case of land reclamation except where this would involve planting on other semi-natural habitats. Emphasis will be placed on the use of broad-leaved species of local provenance wherever possible.

SUSTAINABLE DEVELOPMENT

In determining planning applications for any type of development, the Council will have regard to the likely effect of the development on the general aim of moving towards increased sustainability. To the extent that such matters are material to the consideration of a planning application, both direct and indirect effects will be taken into account, including transport implications, the use of water and non renewable resources and the management of waste.

DEVELOPMENT IN THE GREEN BELT

Within the Green Belt, as shown on the Proposals Map, there will be a presumption against any form of development, subject to the following policies: i) Dwellings will not be permitted in the Green Belt even for persons solely or mainly employed in the locality in agriculture, as defined in Section 336(1) of the Town and Country Planning Act 1990, or in forestry, unless siting in the Green Belt is essential for the efficient operation of agriculture or forestry in the locality. If permission can be given, dwellings should normally be sited within, and designed to fit in with, an existing group of dwellings or farm buildings. ii) Development for residential purposes of a small gap (no more than 1 or 2 plots in width) as an exception in the Green Belt, within the built-up area of the village of Keele, as defined on the Proposals Map, may be permitted so long as the gap makes no material contribution to the amenity of the locality. iii) Non-residential development may be permitted in the Green Belt if the applicant demonstrates that it is essential for the efficient operation of agriculture or forestry in the locality, cannot reasonably be located other than in the Green Belt and so long as its siting, access, layout, landscaping and design are acceptable. iv) The well-designed extension or alteration of an existing dwelling, or its replacement, may be acceptable as long as it does not result in disproportionate additions over and above the size of the original dwelling. Where replacement is proposed, the new dwelling must not be materially larger than the dwelling it replaces and the applicant must demonstrate that replacement rather than alteration is justified. v) The re-use of an existing building, whether for residential or other uses, may be acceptable providing it does not have a materially greater impact than the present use on the openness of the Green Belt and the purposes of including land within it. vi) Development for sport or recreation uses of a predominantly open character, whether formal or informal, or for other uses of land that preserve the openness of the area, may be located in the Green Belt so long as it does not disrupt viable farm holdings. Such development must use reclaimed land, or low grade agricultural land, where practicable. Any buildings must be limited to those essential to the use and must be sited to minimise their impact on the openness of the Green Belt.

DEVELOPMENT AND BROWNFIELD, DERELICT OR POTENTIALLY CONTAMINATED LAND

Preference will be given to the development of brownfield land rather than greenfield land and to development schemes that allow the remediation of derelict or potentially contaminated land. Where permission can be given for the use of land suspected of being contaminated (either from substances present on the site or from those migrating from elsewhere), or unstable, there will be a requirement to carry out appropriate site investigations and remediation measures prior to development.

CONSERVATION OF AGRICULTURAL LAND

Development on agricultural land, including the best and most versatile land, defined as land in grades 1, 2 and 3a of the Agricultural Land Classification, will not be permitted unless it can be demonstrated that the development cannot be accommodated on previously developed land and on land within the boundaries of existing urban areas. Where development of agricultural land is unavoidable, areas of poorer quality land should be developed in preference to that of a higher quality. Development which would materially harm the viability of existing farmholdings will not be permitted.

AIR QUALITY

The Council will resist development that would be likely to cause, either directly or indirectly, an increase in air pollution that would contravene approved pollution levels or exceed levels that would affect sensitive habitats. Development will not be permitted in locations where people would be likely to suffer the effects of pollution above approved levels or where there would be significant harm to the environment.

PREVENTION OF WATER POLLUTION

The Council will resist development that would materially harm the quality or ecology of watercourses or water bodies or damage groundwater resources. All development should be served by effective arrangements for the disposal of foul sewage, trade effluent and surface water as follows: i) Sustainable drainage techniques for surface water run-off should always be considered first in any new development where ground conditions are appropriate. Adequate reasons will be required if alternative forms of surface water drainage are chosen. ii) For foul sewage, connection should be made to the public sewerage system where this is physically feasible and reasonable. iii) Where increased sewerage and/or sewage treatment capacity is required, development will not be allowed to be occupied before the improved facilities are brought into use. Where necessary, the Council will expect to ensure the phasing of development and infrastructure provision by the imposition of suitable conditions on any planning permission or through a formal planning obligation entered into voluntarily by the developer. iv) Development involving the storage of oils or chemicals will be resisted unless measures are incorporated to prevent discharge to watercourses or groundwater. v) In areas not served by public foul sewers, development will only be permissible if it can be demonstrated that satisfactory alternative sewerage arrangements can be made.

FLOOD DEFENCE

The Council will resist development, including the raising of land, in areas at risk of flooding, as shown on the Proposals Map (subject to detailed analysis by the responsible authority). In such areas, the Council will require a Flood Risk Assessment in accordance with PPG25. Development will not be permitted if it results in any of the following: i) An unacceptable risk of flooding either at the location of the development or elsewhere. ii) Hindering access to watercourses for maintenance. iii) An unacceptable loss of areas naturally at risk of flooding. iv) Extensive and unacceptable culverting. v) Unacceptable damage to the integrity of existing flood defences. vi) Unacceptable increase in surface water run-off unless this is satisfactorily ameliorated by water balancing facilities.

NATURE CONSERVATION

In determining applications for development, the Council will endeavour to protect resources of nature conservation value whether covered by formal designation or not. The enhancement of the Borough's nature conservation resource and sympathetic land management will be encouraged wherever possible.

Historic Heritage

The Council will seek to preserve and enhance the character and appearance of the historic heritage of the Borough including buildings, monuments, sites and areas of special archaeological, architectural or historic interest.

The requirement to preserve or enhance the character or appearance of a Conservation Area

• Permission will be granted to construct, alter the external appearance or change the use of any building only if its proposed appearance or use will preserve or enhance the character or appearance of a Conservation Area. This will be achieved by the following criteria being met: i) The form, scale, bulk, height, materials, colour, vertical or horizontal emphasis and detailing respect the characteristics of the buildings in the area. ii) The plot coverage characteristics respect those of the area. iii) Historically significant boundaries contributing to the established pattern of development in the area are retained. iv) Open spaces important to the character or historic value of the area are protected. v) Important views within, into and out of the area are protected. vi) Trees and other landscape features contributing to the character or appearance of the area are protected.

Demolition in Conservation Areas

• Consent to demolish a building or any part of a building in a Conservation Area will not be granted unless it can be shown that each of the following is satisfied: i) The building is wholly beyond repair, incapable of reasonably beneficial use, of inappropriate design, or where its removal or replacement would benefit the appearance or character of the area. ii) Detailed plans for redevelopment are approved where appropriate. iii) An enforceable agreement or contract exists to ensure the construction of the replacement building where appropriate • Where Conservation Area Consent is granted for the demolition of structures of historic interest, the Council will seek to ensure that provision is made for an appropriate level of archaeological buildings recording to take place prior to demolition.

Provision of services in Conservation Areas

• All new utility services in Conservation Areas must be laid underground and ducted within buildings. Opportunities should be taken wherever appropriate to relocate existing services underground. External features of utility services such as junction boxes, lighting etc shall be designed, located and coloured so as to be as unobtrusive as possible.

Design and Development in Conservation Areas

• Applicants for planning permission should demonstrate how they have taken account the need to preserve or enhance the character or appearance of Conservation Areas in the design of their development proposals.

Development in or adjoining the boundary of Conservation Areas

• In determining applications for building in a Conservation Area, special regard will be paid to the acceptability or otherwise of its form, scale and design when related to the character of its setting, including, particularly, the buildings and open spaces in the vicinity. Because of this and to allow the impact of a proposal on the special architectural and historic character and appearance of the Conservation Area to be evaluated, outline planning permission will be resisted for proposals in a Conservation Area. Exceptionally, where proposed development immediately adjacent to the Conservation Area would be likely to affect the Conservation Area adversely, similar constraints may be applied.

Trees and landscape in Conservation Areas

• Trees and landscape features which contribute to the character and appearance and are a part of the setting of a Conservation Area will be retained. Where consent is given to remove protected trees conditions will be imposed to require trees of the appropriate species and size to be planted and replaced if they die within 5 years.

Shop fronts in Conservation Areas

• In dealing with applications to adapt or replace frontages of shops or other commercial premises, the Council will take into account how the new design respects the architectural or historic interest, scale, features and materials of the existing and nearby buildings.

Awnings, canopies and blinds in Conservation Areas

• In dealing with applications for awnings, canopies and blinds the Council will take into account the architectural qualities of the building on which they are to be put and nearby buildings.

Security shutters in Conservation Areas

• In dealing with applications for external security shutters, the Council will take into account the architectural qualities of the building on which they are to be installed and the surrounding area. Planning permission will not be granted for solid external shutters on buildings in Conservation Areas.

Illuminated signs in Conservation Areas

The Council will resist illuminated signs and advertisement hoardings in the Conservation Areas of Betley, Clayton, Keele, Keele Hall, Kidsgrove, Madeley, Maer, Mucklestone, Silverdale, Stubbs Walks/Mount Pleasant, the Brampton, the Shropshire Union Canal, the Trent and Mersey Canal (Hardingswood), Whitmore, Wolstanton and any other Conservation Areas to be designated.

Scheduled Ancient Monuments

Development will not be permitted which would directly or indirectly damage, disturb or detract from a nationally important monument, whether scheduled or not, or its setting. The location of scheduled monuments in the Borough is shown by symbols on the Proposals Map.

Illuminated fascia and other signs in Conservation Areas

Illuminated signs should consist of individually lit letters fixed either directly to a fascia or to an opaque panel. Where the letters form an integral part of the panel, they should stand proud by at least 25 millimetres and should be edged in a material to distinguish them from the background panel. The light intensity should not exceed 300 candelas per square metre (This is about the intensity of a large road sign on a trunk road like the A500).

Development of historic gardens

The Council will resist development which would cause harm to the character and appearance of an historic park or garden included in the "Register of Parks And Gardens of Special Historic Interest in England", or notified to the Council by the Garden History Society or the Staffordshire Gardens and Parks Trust, or which is included in the Staffordshire Sites and Monuments Record.

Development of historic battlefields

The Council will resist development that would cause harm to the character and appearance of an historic battlefield included in the "Register of Battlefields of Special Historic Interest in England".

Other archaeological sites

The Council will require archaeological assessments and field evaluations to be submitted prior to the determination of proposals affecting sites of known or potential archaeological significance and their findings to be reported to the Council. In cases where archaeological remains are affected, but their nature does not merit preservation in situ, developers will be required to secure excavation and recording in advance of construction work.

Demolition of listed buildings

The Council will resist the total or substantial demolition of a listed building, unless exceptionally, an applicant can convince the Council that it is not practicable to continue to use the building for its existing purpose and there is no other viable use. Where Listed Building consent is granted for demolition or alteration resulting in the loss of historic fabric, the Council will ensure that provision is made for an appropriate level of archaeological building recording to take place prior to the commencement of works. Demolition will not be permitted unless there are approved detailed plans for redevelopment and, where appropriate, an enforceable agreement or contract exists to ensure the construction of the replacement building.

Control of development affecting the setting of a listed building

The Council will resist development proposals that would adversely affect the setting of a listed building.

Extension or alteration of listed buildings

• The Council will resist alterations or additions to a listed building that would adversely affect its character or its architectural or historic features. • Where Listed Building consent is granted for alterations resulting in the loss of historic fabric, the Council will ensure that provision is made for an appropriate level of archaeological building recording to take place prior to the commencement of or during works.

Listed buildings - change of use

• The change of use of a listed building will only be permitted if its character or appearance would be preserved or enhanced. Applications for changes of use must include details of all intended alterations to the building.

Other buildings of historic or architectural interest

• The Council will ensure the conservation of locally important buildings and structures by encouraging their retention, maintenance, appropriate use and restoration. • Where permission is granted for demolition or alteration of locally important buildings which would result in the loss of historic fabric, the Council will ensure that provision is made for an appropriate level of archaeological building recording to take place prior to the commencement of works.

Prevention of harm to Conservation Areas

• The Council will resist development that would harm the special architectural or historic character or appearance of Conservation Areas.

RESIDENTIAL DEVELOPMENT: SUSTAINABLE LOCATION AND PROTECTION OF THE COUNTRYSIDE

Permission for residential development will only be given where one of the following requirements are satisfied: i) The site is within the urban area of Newcastle or Kidsgrove*. ii) The site is within one of the 'village envelopes' as defined on the Proposals Map. iii) It is essential for the proper functioning of a viable enterprise of agriculture or forestry that residential accommodation for a person or persons engaged in that enterprise is available in the precise location proposed and there is no alternative. iv) The development consists of affordable housing permissible under the terms of Policy H12. v) The development consists of the conversion of a rural building in accordance with Policy H9. Where permission is given under clauses (iii) or (iv), any new buildings should be sited within an existing group of dwellings or farm buildings and designed to fit in with them.

BEDSITS, FLATS WITH SHARED FACILITIES, SELF CONTAINED FLATS, RESIDENTIAL INSTITUTIONS AND OTHER DWELLINGS IN MULTIPLE OCCUPATION

Development to create bedsits, flats with shared facilities, self contained flats, residential institutions or other forms of multiple occupation, including student accommodation, whether by new building or by conversion, can be permitted so long as the following requirements are met: i) The application should include details of provision for disabled access, amenity space including ground floor storage, landscaping and space for outdoor activities such as the drying of clothes and sitting out. (Requirements for these matters will be considered on the merits of the individual case, taking into account the location and the likely needs of residents). ii) The development should not result in a material loss of amenity for the occupants of any adjoining or nearby dwellings by reason of additional traffic generation, noise, increased street activity and general disturbance. iii) Where the development adjoins existing dwellings, party walls should have noise insulation to a standard commensurate with the likely lifestyle of residents. iv) Where the development involves the conversion of an existing building, the outside appearance of the building should not be altered in such a way as to detract from its character or the character of the surrounding area, and the development should not result in the loss of a dwelling unit considered to make a significant contribution to the range of housing accommodation which is unlikely to be replaced.

SMALL ADDITIONAL DWELLING UNITS WITHIN THE CURTILAGES OF EXISTING DWELLINGS

Planning permission may be given for an additional, small living unit within the curtilage of an existing dwelling house, subject to other policies and practices concerning extensions to dwellings, and so long as the new unit does not have a separate vehicular access. It will be a condition of any permission that the unit remains within the curtilage of the original dwelling and is never allowed to form an independent dwelling in its own right.

DENSITY OF RESIDENTIAL DEVELOPMENT

Housing developments that make efficient use of land (between 30 and 50 dwellings per hectare) will be encouraged, while developments that are judged to make inefficient use of land will be resisted.

THE PROVISION OF GYPSY SITES

The Council will have regard to the needs of Gypsies residing in, or resorting to, the area and will endeavour to co-operate with any other agency in the development of Gypsy sites where a need is demonstrated.

REPLACEMENT OF DWELLINGS IN THE OPEN COUNTRYSIDE

A dwelling may only be replaced by a new dwelling in the countryside* if its use as a dwelling has not been abandoned. Any replacement dwelling deemed to be acceptable should be well designed and sympathetic to its immediate environment. In particular, the scale, location, materials and design of any acceptable replacement dwelling should fit in with, and not detract materially from, the character of the surrounding rural landscape and any other dwellings in the vicinity.

PLANNING APPLICATIONS FOR GYPSY SITES

In accordance with Policy H19, applications for Gypsy sites may be considered favourably in locations where planning permission for housing could reasonably be given (i.e. that satisfy the provisions of Policy H1). In determining planning applications, the Council will take into consideration, amongst other things, the following: i) The need for the site. ii) The standard of landscaping proposed and the impact of the use of the site on the landscape and the environment. iii) The impact on neighbouring uses, particularly residential areas. iv) The suitability of access roads, taking into account the likely level and types of traffic involved. Any application must include full details of access, drainage, landscaping, layout of pitches, design and siting of buildings, all of which can be approved, and the applicant must demonstrate that effective environmental management of the site, including satisfactory provision for the collection and disposal of waste, can be guaranteed.

RESIDENTIAL DEVELOPMENT - PRIORITY TO BROWNFIELD SITES

On sites where other policies of the plan indicate that residential development would be acceptable, permission will not be given on a greenfield site if records and analysis of completions and permissions indicate that the housing allocation given in the Structure Plan is likely to be exceeded during the plan period.

HOUSING DEVELOPMENT AND RETENTION OF PARKING FACILITIES

Planning permission will not be granted for additional dwellings on garage courts or communal parking areas unless one of the following is satisfied: i) The car parking facilities serve no local need. ii) Alternative parking with equivalent or better capacity and accessibility is proposed. iii) The car parking facilities that would remain would be satisfactory for the identified demand.

BACKLAND AND INFILL SITES

Planning permission will not be granted for additional dwellings on backland or infill sites where such development would be harmful to the form and character of the area generally, or the amenities of adjacent residents in particular, because of the unsatisfactory disposition and inter-relationships of buildings, spaces and accesses.

ENCOURAGEMENT OF THE PROVISION OF LIVING ACCOMMODATION BY THE CONVERSION OF EXISTING NON-RESIDENTIAL URBAN BUILDINGS

Proposals for the conversion and adaptation of existing non-residential buildings in urban areas to provide additional living accommodation will be considered favourably, and encouraged for their contribution to sustainability objectives, so long as the following requirements are met: i) The development should not be likely to create conflict with nearby uses or damage local amenity. ii) Separate pedestrian access must be provided to the living accommodation.

PROTECTION OF AREAS OF SPECIAL CHARACTER

In areas shown on the Proposals Map at Porthill Bank, Sandy Lane/Brampton, and Seabridge Lane, Betley (North) and Wolstanton, the Council will seek to preserve the unique character of the areas, consisting mainly of large houses in extensive plots, and will not permit development that would be detrimental to the overall character of the area or that would result in the further sub-division of plots or the loss of, or adverse effect on, visually significant trees.

LARGE RESIDENTIAL BUILDINGS

Where development is proposed that would irreversibly take large houses of intrinsic merit out of residential use or change their character or the character of their environment by subdivision of the buildings or their curtilages, permission will only be given if the Council is satisfied that the loss would not be detrimental to the overall stock of such types of accommodation in the Borough.

CONVERSION OF RURAL BUILDINGS FOR LIVING ACCOMMODATION

Before the conversion of rural buildings for living accommodation can be considered, evidence must be provided to show that the applicant has made every reasonable attempt to secure a suitable business use for the premises, subject to Policy E12 (in Employment and Economic Development Section). So long as the above criterion is satisfied, conversion for living accommodation of a rural building in a sustainable location will be considered favourably provided that all the following requirements are met: i) The Council must be satisfied that the building was constructed for, and has previously been used in connection with, an authorised activity. ii) Convincing evidence must be produced that the superstructure of the buildings is of permanent and sound construction, it does not require reconstruction extension or substantial alteration and its form, bulk and general design is in keeping with its surroundings. iii) Applications must include the details of the scheme proposed. iv) All utility services for the proposed living accommodation must be underground. v) New dwellings must not be established within 400 metres of an existing livestock unit. vi) A surve

OPEN SPACE IN NEW HOUSING AREAS

Appropriate amounts of publicly accessible open space must be provided in areas of new housing, and its maintenance must be secured. To this end, on sites with ten or more dwellings, or at least 0.4 hectares with fewer dwellings, taking a gross figure for all contiguous development areas, developers will be expected to provide for open space in accordance with the following: i) Publicly accessible open space must be provided pro rata at a scale of 0.1 hectares for each 50 houses. ii) Appropriate play equipment must be provided within new housing areas with 100 or more dwellings, taking a gross figure for all contiguous development areas. The amount of equipment required will be appropriate to the size of the development. iii) Where new play areas are provided within the development, each must be of at least 0.1 hectare and be located so that no child has to walk more than 0.4 km (0.25 mile) or cross a major road to reach such an area from home. iv) In the case of developments of fewer than 50 dwellings, areas of new housing development, or in other situations where the Council considers that such a course of action would be more appropriate, developers will be invited to make some other contribution in accordance with a scale to be determined by the Council. v) The design and location of new play areas must take into account community safety issues.

Renewal of Existing Permissions for Residential Development

On the following sites, as shown on the Proposals Map, for which planning permission has already been granted for residential development, it is the Council's policy that permission would be renewed during the plan period, broadly in the same terms as currently given, unless new factors, including policy guidance from central government, or other material considerations indicate otherwise: 1) Talke Road (former Michelin warehousing) 2.2ha estimated 60 dwellings 2) Fanny Deakin, Chesterton 1.56ha estimated 50 dwellings 3) Wolstanton 6.70ha estimated 240 dwellings Reference to numbers of dwellings are purely estimates and carry no policy implication.

Affordable Housing - General Policy

The Council will endeavour to satisfy proved local need for affordable housing by negotiation and in association, where appropriate, with other development. This will be a material consideration in determining applications for development and will apply to any new housing on sites of 25 or more dwellings or on residential sites of 1 hectare or more irrespective of the number of dwellings whether specifically identified in this plan or not. Where affordable housing is provided as a requirement of the planning permission, the developer must satisfy the Council that the dwellings provided will benefit subsequent occupants as well as the initial occupants.

Affordable Housing in Rural Areas

Planning permission may be granted for affordable housing in the rural areas of the Borough on land that would not normally be released for development provided that the following requirements are met: i) There must be satisfactory evidence of local housing needs which cannot be met in another way. ii) The dwellings provided must benefit subsequent occupants as well as the initial occupants. The proposed arrangements for long term control of occupancy will be a material consideration in deciding whether to grant planning permission. iii) The financing of the development must demonstrate that the eventual cost to the occupiers will enable the local housing needs in (ii) to be met. iv) New build schemes must be within or immediately adjoin existing settlements and contain no more than 10 dwellings. Development will only be allowed within the Green Belt if it is demonstrated that the local housing needs cannot be met on land not in the Green Belt.

Supported Housing

Development for supported and special needs housing in accordance with the Council's Housing Strategy will be encouraged. When considering any applications for such development, the positive contribution that it would make towards the Council's Housing Strategy would be weighed against any concerns raised in the context of other policies of the Plan.

Conversion of Rural Buildings for Living Accommodation

Before the conversion of rural buildings for living accommodation can be considered, evidence must be provided to show that the applicant has made every reasonable attempt to secure a suitable business use for the premises, subject to Policy E12 (in Employment and Economic Development Section). So long as the above criterion is satisfied, conversion for living accommodation of a rural building in a sustainable location will be considered favourably provided that all the following requirements are met: i) The Council must be satisfied that the building was constructed for, and has previously been used in connection with, an authorised activity. ii) Convincing evidence must be produced that the superstructure of the buildings is of permanent and sound construction, it does not require reconstruction extension or substantial alteration and its form, bulk and general design is in keeping with its surroundings. iii) Applications must include the details of the scheme proposed. iv) All utility services for the proposed living accommodation must be underground. v) New dwellings must not be established within 400 metres of an existing livestock unit. vi) A survey must be undertaken to ascertain whether any statutorily protected wildlife species are present, and if so, measures must be taken to provide for their conservation. vii) The Council must be satisfied that there will be no adverse effect from the activities associated with the use of the building for domestic purposes. viii) The design of the proposal should support the conservation and enhancement of local countryside character and distinctiveness. In relation to clause (vii) in particular, the Council may choose to remove 'permitted development' rights if permission is to be given.

Newcastle Town Centre - Residential Uses

The Council will support new development and the conversion of existing buildings for residential use in the town centre so long as it would not be likely to interfere with the operation of any established business in the Town Centre.

Town Centre Housing Areas

Within the Town Centre Housing Areas, shown on the Proposals Map, the Council will support changes of use to, or development for, residential purposes. It will resist change of use to, or development for, non-residential purposes except for essential community services. Intensification of any business use will only be allowed if it does not cause, and is not likely to cause, any nuisance to nearby residents.

Provision of essential supporting infrastructure and community facilities

Where a development proposal would require improvements to infrastructure or essential facilities to make it acceptable then the developer will be required to carry out or contribute to the funding of appropriate works.

TELECOMMUNICATIONS DEVELOPMENT – GENERAL CONCERNS

Applications for permission for the siting of telecommunications equipment will be approved provided that they meet the following requirements: i) The proposal does not unacceptably harm the visual quality and character of sensitive areas and locations such as the countryside, the Green Belt, Conservation Areas, Registered Historic Parks and Listed Buildings or adversely affect the townscape quality of an area, the street scene or the amenity of nearby property or the local area. ii) There are no alternative more suitable sites available which would meet the operational requirements for the equipment, it is not feasible to share existing facilities and in the case of radio masts there is no possibility of erecting antennae on an existing building or structure. iii) The proposal would not adversely affect the health and well being of local persons as the equipment complies with relevant standards recognised by Government, such as those of the International Commission on Non-Ionizing Radiation Protection (ICNIRP). iv) The proposal, where appropriate, incorporates satisfactory arrangements for landscaping and boundary treatment and subsequent maintenance.

TELECOMMUNICATIONS DEVELOPMENT – REQUIRED INFORMATION

Where the applicant is requested to submit any of the following information but fails to do so then the Council will regard the non-submission of such information as grounds for automatic refusal of prior approval or planning permission. The applicant may be requested: i) To confirm that the proposed installation complies with ICNIRP standards or subsequent standards recognised by the government. ii) To submit information on the direction and coverage of the beam of greatest intensity of radiation for installations near schools and residential areas. iii) To submit details of security measures to protect the public from coming too close to the installation where radiation levels exceed ICNIRPS guidelines. iv) To demonstrate that site sharing opportunities have been fully explored. v) To demonstrate, where there is potential for concern about the visual or other impact of a proposed installation, that adequate consideration has been given to other less sensitive locations and that there is no alternative more suitable site available. vi) To provide operational information that justifies siting the installation in the location proposed. vii) To submit a satisfactory detailed scheme for landscaping and boundary treatment including details of the implementation, phasing and future maintenance of such works. viii) To sign an agreement (section 106) to allow other operators to share a mast where appropriate.

Compliance with policy concerns

Where policies refer to criteria that should be satisfied, before it would be appropriate to grant planning permission, then the onus will be on the applicant to provide evidence to demonstrate to the satisfaction of the Borough Council that the requirements specified in the policy have been met.

Development for Tourism

The Council will support, in principle, development for tourism, whether through new or extended facilities, subject to the following considerations: • The development should, where appropriate, make use of the natural and cultural heritage of the Borough without causing harm to such assets. • The development must allow for satisfactory vehicular access to the highway network without giving rise to undue extra traffic on unsuitable roads. • The potential for access to the site by non-car modes should be fully assessed and exploited.

Extension of the Keele Conference Centre at the Hawthorns

The Conference Centre at the Hawthorns may be extended within the area defined on the Proposals Map. In determining a planning application for the extension of the Conference Centre, consideration will be given to: • i) Its bulk, height, materials, colour and design, particularly in relation to the character and appearance of the conference centre and other buildings in the vicinity and the character and appearance of the Conservation Area. • ii) Access and servicing. • iii) Parking of vehicles in connection with the use of the building and their security.

Hotels, Guest Houses, Public Houses, Restaurants and Self-Catering Accommodation

The following considerations, amongst other things, will be taken into account in dealing with proposals for hotels, guesthouses, public houses, restaurants and self-catering accommodation. The development will be expected to meet the following requirements: • i) It should be served by a satisfactory access to the public highway network. • ii) It should provide adequate provision for car parking. • iii) It should not cause additional traffic to be introduced into residential or other sensitive areas or create or aggravate traffic problems. • iv) It should not cause a nuisance likely to give rise to complaints about noise, particularly at unsociable hours, or odours. • Where the re-use of buildings is involved, particularly in rural areas, a survey may be required to ascertain whether any statutorily protected wildlife species are present, and if so, measures for the conservation of protected wildlife species must be undertaken. • To be permitted, any application for such development must be accompanied by details of site layout and landscaping that can be approved.

Restrictions on Self-Catering Holiday Accommodation

Where planning permission is given for self-catering accommodation, conditions will be applied to limit its use to short-stay holiday purposes, explicitly excluding any other uses in Class C3.

Camping and Caravan Sites

In determining an application for a camping or caravan site, the Council will take into consideration, amongst other things, the following: • i) The need for such facilities in the area. • ii) The standard of landscaping proposed and the impact of the development on the landscape and the environment. • iii) The impact on neighbouring uses, particularly residential areas. • iv) The suitability of access roads, taking into account the use of caravans and trailers. • Any application must include full details of access, drainage, landscaping, layout of pitches, design and siting of buildings, all of which can be approved, and the applicant must demonstrate that effective environmental management of the site, including satisfactory provision for the collection and disposal of waste, can be guaranteed. The use must be limited to short stay holiday use only.

MAJOR RETAIL AND LEISURE DEVELOPMENT - THE SEQUENTIAL APPROACH

Where applications for major retail and leisure developments are made, applicants must demonstrate their compliance with the principles of the Sequential Approach as set out below. Major developments should preferably be located in Newcastle or Kidsgrove Town Centres. If a need can be demonstrated for the development and it can be shown that there are no sites or buildings in any town centre within the anticipated catchment area that are suitable, viable for the proposed use and available, or likely to become available within a reasonable period of time, then alternative locations may be considered. These locations should be considered in the following sequence and later locations only considered where it can be shown that there are no suitable earlier ones: i) An edge of centre site within easy walking distance of the town centres. ii) A site in or adjoining a district centre, provided that the proposal is appropriate in scale, character and function and would not adversely affect the vitality and viability of that centre or other centres. iii) An out of centre site provided that the impact on existing centres would be acceptable. iv) In assessing whether a proposal is acceptable, its potential to be reduced in scale or subdivided into smaller elements will be considered as also will the need for it to be accessible by a satisfactory choice of transport modes.

Development of Sites Adjoining Newcastle Town Centre Ring Road

Proposals for town centre uses on sites immediately outside the ring road will be supported where the proposals have no reasonable prospect of being accommodated within Newcastle or Kidsgrove town centres and provided that the following requirements are met: i) Preference will be given to mixed-use developments. ii) Development must add to the attractiveness of the Town Centre. iii) Where Class A1 uses are concerned, preference will be given to non-food retail warehouses over 1,000 sq m for the sale of bulky goods and restrictions will be placed on any units permitted to prevent their subdivision to smaller units. iv) Small retail units will not be permitted unless they represent only a minor part of the overall development and there are no suitable sites or premises available in the town centre. v) Development must be designed to assist with pedestrian access across the ring road. Where the development is of sufficient scale, the Council may require new or improved crossing facilities and/or the improvement of access to an existing facility. vi) Development should not prejudice a more comprehensive future development or the development of adjoining sites.

Development in Kidsgrove Town Centre

Development for retail or leisure uses within or close to Kidsgrove Town Centre as defined on the Proposals Map, will be encouraged so long as the following requirements are met: i) The development should not harm the vitality and viability of the centre. ii) Any opportunities to improve conditions for pedestrians should be exploited.

Non-Retail Uses in Kidsgrove Town Centre

In determining applications for changes of use from retail (Class A1) to non-retail uses in Kidsgrove Town centre the Council will consider the effect of the proposal on the range of goods and services offered in the locality. In considering the effect of the proposed change account will be taken of other changes from retail to non-retail that have already taken place in the centre.

Development in District Centres

New development or redevelopment for retail or leisure uses within or close to the district centres of Chesterton, Silverdale and Wolstanton as defined on the Proposals Map, will be encouraged so long as the following requirements are met: i) The likely catchment for the development should be appropriate to the size of the centre. ii) The development should not harm the vitality and viability of the centre. iii) Any opportunities to improve conditions for pedestrians should be exploited.

NON-RETAIL USES IN DISTRICT CENTRES AND OTHER GROUPS OF SHOPS

In determining applications for changes of use from retail (Class A1) to non-retail uses, in the district centres of Chesterton, Silverdale and Wolstanton and other groups of 3 or more shop units, the Council will consider the effect of the proposal on the range of goods and services offered in the locality. Material considerations will include not only the proposed development itself but also the cumulative effect of the development and any others that have already taken place.

RETAIL DEVELOPMENT OUTSIDE EXISTING CENTRES

Proposals for retail development of less than 2,500 m2 but still large enough to have the potential to harm the vitality and viability of an existing centre will not be permitted outside an existing centre unless the following requirements are met: i) It must be in a close and supportive location to an existing centre and have a catchment appropriate to the size of the centre. ii) It must not be able to be accommodated on an alternative site that is available or likely to become available within an existing centre or in a more supportive location to an existing centre. iii) It must not harm the vitality and viability of an existing centre. In considering whether the proposal could be accommodated on an alternative site the potential for the proposal to be reduced in scale or subdivided into smaller elements will be considered.

VILLAGE SHOPS

Retail development within existing rural settlements may be permitted so long as the following requirements are met: i) The goods offered and the size of premises are appropriate to the needs of the locality. ii) The proposed location, whether for new development or re-use of an existing building, is within the built area of a settlement. iii) There will be no undue nuisance caused to nearby residents and the design of development contributes to the conservation and enhancement of local distinctiveness.

FARM SHOPS

Planning permission may be granted for retail activities based on existing farm shops so long as the selling of farm produce remains a significant proportion of the range and quantity of goods sold. Where the use might otherwise have a significant adverse effect on a nearby village shop then planning conditions will be imposed on any permission granted to limit the broad types of produce to be sold.

ADDITIONAL RETAIL IN PETROL FILLING STATIONS

Where additional retail floorspace is proposed within a petrol filling station that will bring the total retail floorspace to more than 100 sq m, planning permission will not be given unless the development complies with other policies on retail development. In particular, development must meet the following requirements: i) The development will not be likely to increase the amount of travel by car for shopping purposes. ii) The development will not have an adverse effect on the viability or vitality of existing retail centres. iii) There will be no undue nuisance caused to nearby residents.

RETAIL DEVELOPMENT – IMPACT ASSESSMENT

When Retail Impact Assessments are submitted, the applicant must demonstrate that the proposed development, taken together with other existing or permitted retail development, will not: i) Harm the viability or vitality of any established retail centre or ii) Prejudice any retail proposal, yet to be implemented but approved or committed by Council policy, that is important to the future viability or vitality of an identified centre.

NEWCASTLE TOWN CENTRE - DEVELOPMENT

Development within the town centre (as defined on the Proposals Map) may be permitted so long as all the following requirements are met: i) The development must respect the historic heritage and architectural character of the town centre. ii) The development or change of use must not reduce the amount of high street uses such as Class A1, A2 and A3. iii) The development must add to the attractiveness of the town centre. iv) Satisfactory servicing arrangements must be proposed that offer satisfactory pedestrian/vehicle separation and do not conflict with existing uses.

ST GILES AND ST GEORGE PRIMARY SCHOOL SITE

The development of this site for town centre uses, such as Class A1, A2, A3, B1, leisure and residential, will be supported so long as the following requirements are met: i) Development should meet the requirements of Policy R3. ii) Development should, as a first preference, involve the retention and reuse of the existing school premises. iii) Development should respect the quality of adjoining spaces such as the Queens Gardens and should have a high quality design at this prominent ring road location. iv) Development should provide good connection to nearby pedestrian routes.

Newcastle Town Centre - Non-Retail Use in Primary Shopping Frontages

Within the primary shopping frontages, as defined on the Proposals Map, the Council will resist changes of use of ground floors to other uses where this would result in a significant reduction in the retailing attractiveness of that frontage or the range of goods and services offered. Of particular importance will be the uses of the adjoining units and the possible creation of inappropriate, continuous lengths of non-retail frontage. Where Class A2 uses are permitted, a shop window display may be required. Where Class A3 uses are concerned, permission will not be given if the development would be likely to cause a nuisance to neighbours or the general public by virtue of smells, fumes, noise or litter or be likely to increase the potential for public disorder and crime or reduce the perceived attractiveness of the Town Centre and these concerns can not be overcome by agreement with the developer on appropriate measures such as improvements to the security of the town centre. In order not to increase the potential for public disorder and crime where large (over 100 sq m) Class A3 uses such as pubs clubs and bars are permitted a financial contribution may be required towards the cost of town centre surveillance and security measures. This contribution would be related to the likely impact of the proposal and would normally be via a section 106 agreement and may be in the form of a commuted sum towards the ongoing cost of CCTV surveillance.

Newcastle Town Centre - Non-Retail Uses Outside Primary Shopping Frontages

Within the town centre, but outside the primary shopping frontages, non retail uses may be acceptable so long as they would not be likely to reduce the attractiveness of the Town Centre or interfere with the operation or enjoyment of other nearby town centre uses by virtue of smell, fumes, noise or increased traffic. Where Class A2 uses are permitted, a shop window display may be required. Where Class A3 uses are concerned, permission will not be given if the development would be likely to cause a nuisance to neighbours or the general public by virtue of smells, fumes, noise or litter or be likely to increase the potential for public disorder and crime or reduce the perceived attractiveness of the Town Centre and these concerns can not be overcome by agreement with the developer on appropriate measures such as improvements to the security of the town centre.

Newcastle Town Centre - Use of Upper Floors

Development that that would remove separate access to upper floors of properties within the ring road will be resisted. The use of upper floors within the ring road will be encouraged so long as any such use does not conflict with the predominant activities in the Town Centre and so long as servicing requirements can be dealt with satisfactorily.

Diversion of Public Rights of Way

Where a development needs the diversion of a public right of way, permission may be refused if the required diversion would be unduly detrimental to the quality or convenience of the right of way or have adverse effects on adjoining uses.

New Footpaths, Horse Routes and Cycleways

The following new paths will be developed as and when opportunities arise along the following routes as shown on the Proposals Map, and their routes will be protected against development that would hinder their creation: i) Lower Milehouse Lane to Halmerend (footpath and cycleway). ii) Kidsgrove Town Centre to the Borough boundary through Birchenwood (footpath and cycleway). iii) Brindley Ford to Brown Lees (footpath, horse route and cycleway). iv) Minnie Pit to Leycett Country Park (footpath and horse route). v) Alongside Silverdale Road from the Lyme Brook path to opposite Cherry Hill Lane (footpath). vi) From the Lyme Brook path to Keele Road (footpath). vii) From Church Lane, Knutton to Silverdale (footpath and cycleway).

SUSTAINABLE DEVELOPMENT

• Significant development will be expected to locate where it is reasonably accessible by public transport, walking and cycling. In locations where access by these modes is not already adequate then development will be expected to fund improvements in accessibility to a level commensurate with the development. • The layout and design of new development, highway schemes and traffic management measures will be required to facilitate the use of public transport, walking and cycling. • Where development is permitted an appropriate contribution will normally be required towards the cost of identified schemes that improve local facilities for travel by public transport, walking and cycling or assist in meeting local targets for increasing travel by these modes or assist in promoting travel by these modes.

TAXI AND PRIVATE HIRE BASES

Proposals for taxi and/or private hire bases will not be permitted where this would adversely affect residential amenity or would be likely to cause local traffic or parking problems in local streets.

CANALS

Proposals to exploit the potential of the canals in the Borough as a means of transport will be supported provided that this does not cause pollution or harm the character of the canal and its setting or harm the nature conservation value of the canal corridor or its potential for recreation and tourism.

M6 CORRIDOR

The Borough Council recognises the vital importance of good transport communications to the local business community including the upgrading of the West Coast Main Line. When formulating its views on any future proposals for the M6 corridor the Borough Council will consider the following: i) Their benefits to the local economy. ii) Their environmental and social impact. iii) Their impact on the local transport network. iv) Their potential to increase the use of sustainable transport modes.

DEVELOPMENT IN THE A500 CORRIDOR

When assessing proposals for development close to the A500 then balanced consideration will be given to the role of the A500 as a strategic traffic corridor and its vital importance in opening up development opportunities in North Staffordshire. Where proposals are permitted then they may be required to make appropriate financial contributions towards improvements and traffic management, within or affecting the A500 corridor, that are essential to accepting their transport impact.

DEVELOPMENT AND THE HIGHWAY NETWORK

Development that would significantly harm the safety and efficient use of the highway network will not be permitted. Transport assessments will be required for developments that are likely to have significant transport implications. The scope and content of transport assessments shall be agreed prior to their submission. Where developments have significant transport implications, but are otherwise acceptable, then they may be required to prepare and implement a green travel plan (see policy T2) and to contribute appropriately (i.e. relating in scale and kind to the development concerned) to mitigating measures for: i) Works to improve and/or manage the highway network ii) The provision or improvement of walking and cycling routes and facilities (see policies T5 & T6) iii) The provision or improvement of public transport services and facilities (see policy T8) New access, or intensification of existing accesses, on to the A500 will be restricted and most severely restricted in the case of the M6.

ROAD FREIGHT

Development will not be permitted where this would cause a high level of heavy commercial vehicle movement in a residential area or on unsuitable roads. Where developments that generate heavy commercial traffic are otherwise acceptable in principle then vehicle movements may be controlled by requiring routing agreements or off site highway works.

DEVELOPMENT - GENERAL PARKING REQUIREMENTS

Development will not be permitted to provide more parking than the maximum levels specified in Table 3.2 (appendix 3). Development may be required to provide less than these maximum levels in order to meet the requirements of other transport policies in this plan such as the implementation of a Green Transport Plan. Development which provides significantly less parking than the maximum specified levels will not be permitted if this would create or aggravate a local on street parking or traffic problem. Development may be permitted where local on street problems can be overcome by measures to improve non-car modes of travel to the site and/or measures to control parking and waiting in nearby streets. In such cases the development would be required to make an appropriate contribution towards the initial and ongoing costs of required schemes. The design and layout of any parking provided for non residential development should meet the following general requirements to: i) Provide adequate sized parking bays. ii) Provide adequate circulation and access space. iii) Avoid the obstruction of adjoining highways, particularly classified roads. iv) Provide easy and safe pedestrian circulation. v) Provide adequate and appropriate surfacing and landscaping. vi) Provide parent and toddler parking bays at retail outlets. vii) Provide adequate parking facilities for motorcycles. The design and layout of any parking provided for residential development should accord with the Staffordshire Residential Design Guide (2000). For non-residential development at least one parking space for disabled people should be provided plus 6% of the maximum standards in Table 3.2 (appendix 3). In addition to the above design and layout requirements parking for disabled people should: a) be sited to give convenient access to buildings. b) provide adequate sized parking bays for use by disabled people with wheelchairs (i.e. should be 3.6m wide).

PARKING IN TOWN AND DISTRICT CENTRES

Development in Newcastle town centre within the ring road will not be permitted to provide new private parking but will be required, where appropriate, to contribute to appropriate improvements to travel to the development. These improvements may include upgrading or expanding existing public parking, providing parking availability information, traffic management on approaches to the town centre, bus help schemes and facilities for public transport, walking and cycling, the provision and operation of CCTV, and mitigating the impact of any on street car parking attracted by the development by appropriate parking/waiting controls including resident parking schemes. Similar improvements may be sought in Kidsgrove town centre and the district centres.

DEVELOPMENT - SERVICING REQUIREMENTS

Development, not in use class C3 (residential), will be required to provide satisfactory arrangements for delivery vehicles to stand, manoeuvre, load and unload within the site and to enter and leave the site forwards except where this would prevent the implementation of developments important to the vitality and viability of town centres.

GREEN TRAVEL PLANS

• Development that attracts significant numbers of employees or visitors will be required to maximise the opportunity for travel to the site by sustainable travel modes by producing and implementing green travel plans. • Green travel plans will be required for the following: i) Major developments comprising jobs, shopping, leisure or services. ii) Smaller developments comprising jobs, shopping, leisure or services that would generate significant amounts of travel in locations where there are approved local initiatives or targets for the reduction of road traffic or promotion of public transport, walking and cycling. iii) Other developments where the implementation of a green travel plan might overcome a problem associated with the development and which would otherwise merit refusal of planning permission.

TRAFFIC RELATED AIR POLLUTION AND NOISE

Development will not be permitted if it would be likely to generate traffic levels leading to unacceptable levels of air pollution or noise.

ACCESS AND FACILITIES FOR DISABLED PEOPLE

Proposals for development, including conversion of existing buildings involving substantial investment, that are visited by the public will be expected to provide facilities and access with dignity for disabled people to a primary entrance at street level and to other floors visited by significant numbers of the public.

WALKING

• Development, including proposals for new roads, road improvement and traffic management, which would adversely affect pedestrian safety or disrupt local pedestrian routes will not be permitted. • Development will be required, where appropriate: i) To facilitate pedestrian movement in its layout and design. ii) To contribute to the creation, extension and improvement of pedestrian routes in the local area, including safe road crossings, together with related facilities such as seating and signing.

CYCLING

• Development, including proposals for new roads, road improvement and traffic management, that would adversely affect cycle safety or disrupt the local cycle route network will not be permitted • Development will be required, where appropriate: i) To facilitate cycle movement in its layout and design. ii) To contribute to the creation, extension and improvement of the cycle network in the local area and the provision of appropriate links to it. iii) To provide cycle parking in accordance with Table 3.1 (appendix 3) but this may be phased where likely initial use justifies this. • Cycle parking should be located to give convenient access to buildings and have good surveillance to reduce the risk of theft and vandalism, have reasonable weather protection and should allow cycles to be parked without risk of damage and to be locked to a secure fixture.

SAFER ROUTES TO SCHOOLS

Development, where appropriate, will be required to contribute to the creation, extension and improvement of a safer route to school network in the local area.

BUS SERVICES AND FACILITIES

• Development, where appropriate, will be expected to contribute to the improvement of local bus services and facilities and pedestrian links to public transport corridors. • Where the provision of bus services within a new development is required then the layout of the development will be expected to accommodate this in terms of road widths, bus lay-bys, passenger waiting facilities and pedestrian routes to bus stops. • Bus stops should be located close to developments and facilities likely to be visited by bus passengers i.e. not more than 350 metres from bus routes with an hourly, or more frequent, weekday service.

RAIL FREIGHT

Development of land that could be served by the three existing or potential rail connections, as shown on the Proposals Map, will not be permitted if this would jeopardise the reasonable prospect of the future use of these connections.