Planning in Portsmouth

A Healthy City

The council will work to create a healthy city and improve the health and well-being of its residents by: - working with partners to tackle health inequalities within the city and reduce the gap in life expectancy between the lowest (Charles Dickens (73.9 years)) and highest (Drayton & Farlington (80.7 years)) wards; - reducing obesity levels in the city and improving physical and mental health by increasing the opportunities for formal and informal exercise through providing open space, play, recreation and sport and leisure facilities and making it easier to walk and cycle in Portsmouth; - working with partners to promote healthy lifestyle choices; - improving air quality in the city through implementing the councils Air Quality and Air Pollution SPD and Air Quality Action Plan; - improving access by public transport to Queen Alexandra Hospital and ensuring new healthcare facilities are easily accessible by all transport modes; - maintaining a good distribution of healthcare facilities across the city including allocating sites when necessary; - supporting appropriate proposals for new or improvements to existing health care facilities including the community hospital at St Mary's, the reprovision of a surgery in Cosham and a new GP surgery in the Hilsea / Copnor area; - requesting Health Impact Assessments from major new development proposals.

Design and Conservation

All new development must be well designed and, in particular, respect the character of the city. The following will be sought in new development: • Excellent architectural quality in new buildings and changes to existing buildings • Delight and innovation • Public and private spaces that are clearly defined, as well as being safe, vibrant and attractive • Development that relates well to the geography and history of Portsmouth, particularly the city's conservation areas (see map 26), listed buildings, locally listed buildings and scheduled ancient monuments • Protection and enhancement of the city's historic townscape and its cultural and natural heritage, in particular its links to the sea • Appropriate scale, density, layout, appearance and materials in relation to the particular context • Protection and enhancement of the city's important views and settings of key buildings across the sea, harbours and from Portsdown Hill • Creation of new views and juxtapositions that add to the variety and texture of a setting • Flexibility to respond to future changes in use, lifestyle and demography • Promotion and encouragement of public art • Car parking and cycle storage should be secure, well designed, integral to the scheme and convenient to users • Active street frontages in town centre uses • Consideration of how to reduce crime through design • Accessibility to all users • Protection of amenity and the provision of a good standard of living environment for neighbouring and local occupiers as well as future residents and users of the development.

Tall Buildings

The preferred locations in Portsmouth for tall buildings are: • The Hard • City Centre/Dockyard/Ferryport • Kingston Crescent/Estella Road • Fratton • Tipner • Port Solent/Horsea Island • Cosham • Western Road/Southampton Road These areas are identified on the proposals map. There is a presumption against tall buildings outside of the preferred locations unless the particular merits of a proposal outweigh this general presumption. Where proposals fall within 500m of Portsmouth Harbour SPA/Ramsar or Chichester and Langstone Harbours SPA/Ramsar sites, specific measures shall be taken to ensure there is no adverse effect on ecological integrity. Proposals for tall buildings should follow the assessment criteria laid out in the council's Tall Buildings SPD.

employment land

Sustainable economic development will be promoted by the provision of a flexible supply of good quality office, manufacturing and warehouse land and floorspace in the following locations, totalling a target of 243,000m2 by 2027. Particular policy stances apply to each area as set out in the table below: City Centre: The city centre will consolidate its position as the economic, social and cultural focus of south east Hampshire. As well as retail, leisure, culture and residential uses, B1 office is particularly encouraged here. The Station Square and Guildhall Square areas are particularly suitable for this use. Station Square is expected to accommodate a minimum of 10,500m2 of office floorspace (see PCS4). Cosham and North End District Centres: B1 office uses will be encouraged at upper floor level in the primary frontage of the district centres, and anywhere in the secondary frontages. A loss of employment uses will generally be resisted in the district centres as they make a substantial contribution to the vitality and viability of the centre. However, offices are not the only use capable of generating employment and there may be circumstances where alternative types of job-creating development may be more suitable for a site (see PCS8). Lakeside Business Park (IBM East): The site east of IBM at Lakeside Business Park will provide around 69,000m2 of new B1 office floorspace (see PCS5). Tipner & Port Solent: As part of a mixed use development at Tipner, at least 25,000m2 of office floorspace will be provided (see PCS1). Port Solent is the largest marina in Portsmouth Harbour and is therefore of significance to the marine leisure industry in the area. The city council will protect the marina and promote associated development at Port Solent (see PCS2). Existing industrial estates and employment sites: The city council will promote office, manufacturing and warehouse (B1, B2, B8) development in existing industrial and business estates. These estates have the potential to provide approximately 62,000m2 of B2/B8 floorspace. The loss of existing B1, B2, B8 uses in those areas highlighted on the proposals map will be resisted. Service uses that would support B1, B2, B8 development and its occupiers, sui generis uses and other uses appropriate in nature to an industrial estate location will also be acceptable, provided that they provide equal alternative employment opportunities. Marine and defence employment will be particularly encouraged, especially on waterfront sites and where operations already exist.

Lakeside Business Park

Lakeside Business Park is allocated as an office campus providing 69,000m² of B1a office floorspace. Any development must provide: - Highway and access improvements; - Pedestrian and cycle facilities; - Links to Cosham centre and train station; - Flood mitigation measures; - Sewage infrastructure; - Sustainable drainage systems; and - Land remediation measures.

Sustainable Design and Construction

All development which takes place in Portsmouth must contribute to addressing climate change. Unless otherwise agreed with the city council, development must achieve at least the standards set out below: Residential development Year Overall code level Energy (dwelling emission rate) Up to the end of 2012 3 4 2013 4 5 2014 5 2015 5 2016 onwards 6 6 Proposals for 10 or more dwellings (gross) must use Low or Zero Carbon (LZC) energy technologies to reduce the total carbon emissions from each dwelling as part of the selection of measures to meet the overall Code for Sustainable Homes level. Up to the end of 2012 there must be a 10% reduction in carbon emissions as a result of this method of supply. From 2013 onwards, there must be a 15% reduction in carbon emissions. Residential conversions Conversions yielding one unit or more should achieve Ecohomes or BREEAM Domestic Refurbishment 'very good' standard. Non-domestic development An 'outstanding' design according to the Building Research Establishment's Environmental Assessment Method (BREEAM) will be encouraged wherever possible in non-residential developments. However, all non-domestic development with a net increase in floorspace of more than 500m2 should contribute to addressing climate change in Portsmouth and, unless otherwise agreed with the city council, must achieve at least the following BREEAM standards: Year Overall BREEAM standard 2011 Very good 2012 Excellent 2013 Excellent 2014 Excellent 2015 Excellent 2016 onwards Excellent Non-domestic development must also use LZC energy technologies to reduce the total carbon emissions from the development by 10% as part of the selection of measures to meet the overall BREEAM level. Additional standards The following standards will also be required from all development: - Private amenity space should be provided for as part of all new build residential units; - Site layout and building design should maximise solar efficiency; and - Development should include recycled construction material as part of the development. Flexibility The standards achieved should be as detailed above, though are a matter for negotiation at the time of the planning application, having regard to abnormal costs, economic viability, the feasibility of meeting the standards on a specific site and other requirements associated with the development.

Flood Risk

The city council will reduce flood risk by following the flood risk management hierarchy set out in PPS25. The council will: • Assess the level of flood risk in making allocations and considering planning applications, in particular by reference to strategic and site specific flood risk assessments. • Avoid flood risk by: - Taking a sequential approach to site allocations by prioritising those sites at a lower risk of flooding; - Applying the sequential test to planning applications, with the exception of applications for minor development* and for changes of use, including changes of use to residential. The sequential test will be considered met on: • Allocated sites; and • Non-allocated brownfield sites in those parts of flood zones 2 and 3 that the Strategic Flood Risk Assessment shows as low or medium hazard areas. - Requiring the exception test to be met in line with PPS25, in particular the requirement that development should be safe over its lifetime. • Substitute less vulnerable development types for those incompatible with the degree of flood risk wherever possible, both in making allocations and on individual development sites. • Control flood risk by: - Maintaining and improving the city's flood defences; - Seeking contributions towards flood defences from development; - Where necessary, controlling flood risk on individual sites through on site flood risk management measures; - Seeking opportunities to improve the capacity problems of the existing sewer system, including through the promotion of a link between the east and west interceptor sewers; - Permitting new developments only where the necessary surface water drainage, foul drainage and sewage treatment capacity is available, or where additional capacity will be provided in time to serve any individual phase of the development without unacceptably reducing the level of service to existing users, or causing harm to the environment; and - Requiring surface water to be separated within the site and the post development rate of discharge of both surface and foul water to the combined system should be no greater than the existing rate. • Mitigate the residual flood risk that remains after the above steps have been considered by: - Ensuring that the design and layout of development minimises the risk to people and damage to property in the event of flooding; and - Having in place effective emergency response plans.

A Greener Portsmouth

The city council will work collaboratively to protect, enhance and develop the green infrastructure network in the following ways: Protect green infrastructure by: - Refusing planning permission for proposals which would result in the net loss of existing areas of open space, as shown on map 21, and those which would compromise the overall integrity of the green infrastructure network in the city, unless there are wider public benefits from the development which outweigh the harm. - For European sites: - requiring a project level HRA on any development likely to have an adverse effect on a European site either alone or in combination with other plans and projects and refusing developments which would have an adverse effect on a European site; - recognising the importance of currently important Brent goose feeding sites and high tide wader roosts outside the site boundaries to the ecological integrity of the European sites; and - responding to the emerging evidence from the SDMP, the published findings and recommendations and future related research. - For nationally designated SSSIs: - the city council has a duty to further the conservation and enhancement of SSSIs under the Countryside and Rights of Way Act. - For Local Wildlife Sites and Local Nature Reserves: - recognising the benefits of local sites for nature conservation and its enjoyment for residents and visitors; - designating sites through the Site Allocations Plan; - resurveying designated sites periodically as well as others which could meet the criteria for selection. Such sites will be adopted through refreshes of the Site Allocations Plan and given 'candidate' status prior to that; - ensuring that the intrinsic habitat value of the site can be retained or enhanced through development proposals; and - allowing development only if it clearly outweighs the substantive nature conservation value of the site, an impact on the site cannot be avoided or mitigated and compensatory measures are provided. - Ensuring that development retains and protects the biodiversity value of the development site and produces a net gain in biodiversity wherever possible. Any unavoidable negative impacts on biodiversity as a result of development should be appropriately mitigated. - Ensuring that development is informed and influenced by the presence of trees on site, particularly those protected by a TPO or within a conservation area. If the removal of any tree is unavoidable because it would be in best arboricultural practice a replacement tree of at least equal value to that lost should be planted on site unless it is shown to be impractical to do so. Enhance green infrastructure by: - Improving the quality and multifunctionality of the city's green infrastructure assets, particularly those of low value, so that they cater for the needs of wildlife and a broad section of the community; - Working to improve linkages in the green grid wherever possible by improving accessibility to parks and gardens by foot, cycle and public transport and providing wildlife corridors; - Ensuring the highest play value of sites, whether they are designed specifically for play or whether they are shared open space for the whole community; - Encouraging the provision of green roofs and green walls where appropriate as part of meeting the requirements of PCS15 Sustainable Design and Construction; and - Improving Southsea seafront for recreational users, visitors and wildlife. Provide new green infrastructure by: - Requiring pocket parks on development sites of 50 dwellings or more to a standard of 1.5ha per 1,000 population; and - Creating the Horsea Island Country Park at the Paulsgrove Landfill site.

Tipner

The aim is to revitalise the Tipner area transforming it from an underused, derelict site to a thriving community creating a new gateway for the city. Tipner East will provide for at least 480 dwellings together with local retail facilities, public open space and access to the waterfront. It will provide for improved facilities for cycling and walking linked to and enhancing, the existing networks. To accommodate this level of development some local highway improvements may be required. To accommodate this anticipated level of growth at Tipner East the following infrastructure will be required: - Improvements to flood defences to ensure the site is defended against a 1 in 1000 year flood event; - New electricity sub-station; - Connection to the eastern interceptor sewer; and - Community facilities including a GP surgery and contributions to a community centre. When the additional transport infrastructure comes forward to provide a new junction on the M275, the city council will plan for a larger regeneration scheme across Tipner East & West to provide approximately 1250 new homes and 25,000m² gross of B1 office development to 2027 supported by the infrastructure listed above and the following additional infrastructure: - A Park & Ride facility of between 900 and 1,800 spaces; - Highway infrastructure to link the new development with the planned slip roads and to integrate the area with the existing communities at Stamshaw, in a way that minimises through traffic in existing communities; - Widening Twyford Avenue to improve access to Tipner from the A3; - Improvements to the Twyford Avenue / A3 Northern Parade junction; - Tipner loop road routing traffic around the development site from Twyford Avenue to Tipner Lane; - Infrastructure to enable the integration of the bridge link to Port Solent; and - A water supply pipe to be provided at the same time as the junction. Any development at Tipner would need to: - Include measures to avoid and mitigate any adverse effect on the integrity of European sites, in particular the Brent goose feeding sites at Tipner Range and Alexandra Park; - Include measures to avoid and mitigate the impact on the Portsmouth Harbour SSSI; - Have appropriate separation of foul and surface water; - Contribute towards increasing the capacity of nearby schools as necessary; - Mitigate noise from the motorway through the location / height of buildings; - Be designed to take advantage of waterside location and this key gateway to the city; - Take into account, and where appropriate protect, view points and the wider visual impact across Portsmouth Harbour; - Create attractive and safe streets and spaces avoiding featureless and monotonous elevations; - Retain, repair and find suitable new uses for the listed buildings at Tipner Point; - Enhance the settings of the listed buildings; and - Provide public open space with access to the waterfront, if this can be achieved without an adverse effect on the ecological integrity of Portsmouth Harbour.

housing delivery

Portsmouth will plan for an additional 7,117 - 8,387 homes in the city between 2010 - 2027. This will be delivered broadly in line with the following distribution: Port Solent 500 Horsea Island 0-500 Tipner 480-1250 Somerstown and North Southsea 539 City centre 1,600 Other town centres 602 Rest of the city 1,674 New housing will be promoted through conversions, redevelopment of previously developed land and higher densities in defined areas (see PCS21). The council will revisit the rate, scale and/or distribution of development across the city to respond to the findings of new evidence, including the Solent Disturbance and Mitigation Project, if it is necessary to protect the integrity of European sites.

Housing mix, size and the provision of affordable homes

Housing mix* The provision of accommodation should meet the needs of families and larger households. Therefore developments should achieve a target of 40% family housing where appropriate. Whilst developers should strive to meet this target, it is acknowledged that the appropriate number of family sized dwellings on a site is dependent on both the character of an area, the site and viability of a scheme. The council will also encourage an increase in the amount of housing suitable for the elderly (sheltered accommodation, extra care housing, residential homes and nursing homes). Housing size* All new development and housing conversions should be of a reasonable size appropriate to the number of people the dwelling is designed to accommodate. Therefore, apart from in exceptional circumstances where it can be shown that the standards are not practicable or viable, all new dwellings and conversions should meet Portsmouth City Council minimum space standards for internal floorspace. These standards will be kept under review to ensure an appropriate balance of dwelling size is achieved and maintained across the city. * The requirements for housing mix and space standards do not apply to developments made up entirely of sheltered accommodation, extra care, or purpose built student housing. Provision of affordable housing All proposals for additional housing which would create a net increase of eight dwellings or more must make provision for sufficient affordable housing which will contribute to meeting the identified need in the city. Unless otherwise agreed with the city council, affordable housing should be provided at the following proportions: Net increase in dwellings | Provision of affordable housing 8-10 | 20% 11-14 | 25% 15+ | 30% The tenure mix of the affordable units should be 70% social rented and 30% intermediate products. In all cases where provision of affordable housing is required, on-site provision will be sought which mirrors the market element in terms of mix, size and type of dwellings. The actual amount, mix, tenure and distribution of affordable housing should be as detailed above. There are occasionally specific circumstances associated with a development which would render it unviable if the required amount and type of affordable housing is provided. In such situations the council will negotiate with the developer so that the maximum amount and best mix of affordable housing can be provided whilst maintaining the scheme's viability, based on current land values. In such situations, developers will have to present robust evidence that it would not be feasible or viable, so that it can be closely scrutinised and validated. In such situations, developers will be expected to provide as much affordable housing as would be possible without rendering the scheme unviable. In exceptional circumstances, where it is not practical or viable to provide on-site affordable housing, provision will be sought on an alternative site. A financial contribution towards securing affordable housing elsewhere in the city will only be considered when both on- and off-site provision has been shown to be impossible. The charging scheme for off-site affordable housing is set out in the Planning Obligations SPD. Affordable housing will not be required from care/nursing homes or from student accommodation. Affordable housing will be required from sheltered accommodation.

Port Solent

The aim is to maintain and enhance the marina character of Port Solent and realise the opportunities presented to create a sustainable mixed use development, whilst complementing the proposals at Horsea Island and Tipner. Port Solent will provide approximately 500 dwellings, a local centre (the Boardwalk) and 3.4ha for marina related operations (including the retention of the existing boat hoist). The existing open space immediately south of Marina Keep (an important feeding site for Brent geese) will be protected. To accommodate this level of development, highway improvements to Port Way and the junction with the A27, including access capacity improvements to the HWRC, may be required. The development must also ensure the highways layout is able to accommodate a link road adjacent to the Horsea Island Country Park to the proposed development at Horsea Island. In addition, any development will need to: • Include measures to avoid and mitigate any adverse effect on the integrity of European sites, in particular the Brent goose feeding site south of Marina Keep as well as the high tide wader roosts; • Include measures to avoid and mitigate the impact on the Portsmouth Harbour SSSI; • Include measures to deal with the issue of land contamination, including measures to ensure the future management and maintenance of gas venting can be adequately regulated; • Improve flood defences to ensure the site is defended against a 1 in 1000 year flood event; • Have appropriate separation of foul and surface water; • Connect to the eastern interceptor sewer in conjunction with planned development at Horsea Island and Tipner; • Connect to the new electricity sub station in conjunction with planned development at Horsea Island and Tipner; • Contribute towards community and/or health facilities in conjunction with planned development at Horsea Island and Tipner as necessary; • Contribute towards increasing the capacity of nearby schools as necessary; • Contribute towards the delivery of the bridge link; • Improve facilities for cycling and walking linked to, and enhancing, the existing networks, including access to the Horsea Island Country Park; • Provide sufficient car parking to serve the Boardwalk, the marina operations and any new development; • Safeguard the retail and leisure uses at Port Solent and complement the designated local centre (The Boardwalk); • Ensure the amenity of occupiers / users of any new development can be adequately protected from any harmful noise impact from, for example, the motorway; • Take into account and where appropriate protect view points and the wider visual impact across Portsmouth Harbour, including the impact on Porchester Castle; • Provide high quality designed buildings to complement, in design and scale, the existing residential dwellings; • Provide good quality public realm and landscaping in any new development proposals including measures to reduce the impact on the more sensitive nature conservation sites; • Minimise the visual impact of any proposed car parking; and • Provide an indicative masterplan as part of any planning application to ensure the coordinated development of Port Solent and Horsea Island.

Houses in Multiple Occupation (HMOs): ensuring mixed and balanced communities

In order to support mixed and balanced communities, and to ensure that a range of household needs continue to be accommodated throughout the city, applications for changes of use to a House in Multiple Occupation (HMO) will only be permitted where the community is not already imbalanced by a concentration of such uses or where the development would not create an imbalance. For the purposes of this policy, dwellings in use as Class C4, mixed C3/C4 use and HMOs in sui generis use will be considered to be HMOs.

Housing density

High density housing development will be encouraged in areas with very good public transport links which are close to local facilities and have been identified for intensification. Housing density development on site should be a minimum of 100dph in the following areas: - City Centre - Cosham District Centre - Fratton District Centre - Southsea Town Centre - Albert Road/Elm Grove District Centre - North End District Centre - Port Solent - Tipner - Somerstown and North Southsea Outside of these areas, housing density should be no less than 40dph. The council recognises that appropriate housing densities depend on various factors. The rationale for developing at different density levels to those outlined above should be made by the developer in an accompanying design and access statement.

Gypsy, Traveller & Travelling Showpeople Accommodation

When determining planning applications for temporary or permanent Gypsy, Traveller or Travelling Showpeople sites, the criteria below must be adhered to: • Sites should not be located on existing allocations or permissions for retail and employment uses, open space and nature conservation; • Permanent sites must not be located in Flood Zones 2 & 3; • Transit sites must not be located in Flood Zone 3; • Neither permanent nor transit sites should be located on contaminated land; • Sites should be capable of being readily serviced by water and electricity; • Sites should have good access to the road network and be accessible by public transport, cycling and walking; • Sites should be in reasonable proximity to local facilities including schools, shops, medical and welfare services; and • Sites should have the potential to be appropriately landscaped to avoid any adverse visual impact and to ensure adequate levels of privacy and residential amenity for occupiers and adjacent occupiers.

Horsea Island

The aim is to realise the opportunities presented at Horsea Island to provide a residential development to complement those at Port Solent and Tipner and to improve accessibility to the Horsea Island Country Park. Horsea Island will provide approximately 500 dwellings, whilst safeguarding the land at the former Paulsgrove landfill site for the Horsea Island Country Park. To accommodate this level of development the following infrastructure will be required: • A new all vehicle bridge adjacent to the existing M275 and link road to Port Solent (including measures to restrict the use of private motor vehicles between the proposed developments at Port Solent & Horsea Island); • Improvements to capacity at the Port Way / A27 junction through adding an extra left hand turn at Port Way and improving signal timings; and • Improvements to the access arrangements to the retained HWRC and Horsea Island Country Park. In addition, any development will need to: • Include measures to avoid and mitigate any adverse effect on the integrity of European sites, in particular the Brent goose feeding site south of Marina Keep as well as the high tide wader roosts; • Include measures to avoid and mitigate the impact on the Portsmouth Harbour SSSI (which includes parts of Horsea Island) and the locally recognised wildlife at Horsea Island; • Include measures to deal with the issue of land contamination, including measures to ensure the future management and maintenance of gas venting can be adequately regulated; • Safeguard the existing balancing pond located to the south of Horsea Island Country Park (adjacent to the M275); • Improve flood defences to ensure the site is defended against a 1 in 1000 year flood event; • Have appropriate separation of foul and surface water; • Connect to the eastern interceptor sewer in conjunction with planned development at Port Solent and Tipner; • Connect to the new electricity sub station in conjunction with planned development at Port Solent and Tipner; • Contribute towards community and/or health facilities in conjunction with planned development at Port Solent and Tipner as necessary; • Contribute towards increasing the capacity of nearby schools as necessary; • Improve facilities for cycling and walking linked to, and enhancing, the existing networks, including access to the Country Park; • Provide sufficient car parking to serve any new development; • Ensure the amenity of occupiers / users of any new development can be adequately protected from any harmful noise impact from the motorway and / or the operational use of the adjoining MoD land; • Take into account, and where appropriate protect, view points and the wider visual impact across Portsmouth Harbour, including the impact on Porchester Castle; • Provide high quality designed buildings to complement, in design and scale, the existing residential dwellings at Port Solent and those planned at Tipner; • Provide good quality public realm and landscaping in any new development proposals including measures to reduce the impact on the more sensitive nature conservation sites; • Minimise the visual impact of any proposed car parking; and • Provide an indicative masterplan as part of any planning application to ensure that development at Horsea Island is, as far as possible, co-ordinated with the proposed developments at Port Solent and Tipner.

Somerstown and North Southsea

The council's aim is to regenerate the area creating a safer, better quality environment with more housing and necessary facilities for the residents. This will be achieved by: - Creating clear routes through the area with better overlooked streets and spaces; - Redeveloping existing housing stock and providing a minimum of 539 additional dwellings; - Providing a community hub including health, community & youth facilities; - Creating new useable open spaces and play areas and improving existing spaces; - Retaining and consolidating employment uses in the area; and - Developing improved and safer cycle and pedestrian routes through the area. The comprehensive redevelopment of Somerstown & North Southsea will be led by an area action plan or any other appropriate LDF document.

Infrastructure and Community Benefit

The city council will work with its partners to bring forward infrastructure required as a result of this strategy as set out in Appendix 2. Development will be required to provide or contribute towards the provision of infrastructure needed to support it. Development will also be required to provide or contribute towards community benefits related to the development. Where new infrastructure is needed to support new development, the infrastructure must be operational no later than the completion of the development or phase of development for which it is needed.

Fratton Park & the south side of Rodney Road

Fratton Park and the surrounding land (including the south side of Rodney Road) is allocated for a new or improved football stadium with enhanced facilities. Any proposal should include: - A new football stadium with a capacity up to 35,000; and - The provision of at least 12,000m² of B1 and/or B2 employment space. Any development will have to be designed to be cycle and pedestrian friendly and will have to ensure improved links to and capacity at Fratton Railway Station. Development may need to be phased in order to ensure the provision of necessary infrastructure, including access improvements. The city council's preference is for comprehensive redevelopment, however, if individual sites were to come forward separately then any planning application would have to clearly demonstrate (including an indicative masterplan) how it would help to facilitate and not prejudice the ability of Portsmouth Football Club to provide a new/improved stadium and would ensure the co-ordinated development of the area.

Portsmouth city centre

A more prominent and welcoming city centre will be created with clearer localities performing a variety of city centre functions. Design and urban design The buildings in the city centre will be the architecture that defines the city and should be of exceptional quality. Collectively they should create a city centre of which Portsmouth can be proud. The city centre is the ideal place for extraordinary designs for ordinary buildings such as offices and housing as well as key landmarks such as new shopping facilities and public art. In addition, the public realm and landscaping of new developments should also be of an exceptional quality. The city centre's retail economy Substantial new non-bulky comparison retail development will be directed to the city centre. Over the plan period, at least 50,000m2 net of retail development is needed to increase the attractiveness of the city centre as a retail destination. The majority of this need will be met at the northern section of the Commercial Road shopping area. Any proposed development of shopping (A1) floorspace over 280m2 net within the city centre but outside of the Commercial Road shopping area will need to demonstrate that there would be no detrimental impact to the Commercial Road shopping area. Proposals will be assessed against the following impacts: - the impact of the proposal on the vitality and viability of the Commercial Road shopping area as a retail destination, including the range of non-bulky comparison retail provision available and the impact on the proposed development at the northern section of the locality - whether the development would be of an appropriate scale, given the proposals for each locality (see below). The city centre's office economy As set out in policy PCS11, the city centre is one of the city's key employment areas, particularly for the office economy, and this role will be expanded in the future. As a result, proposals that would result in a loss of office floorspace in the city centre will only be supported where developers are able to demonstrate that: - The site has been marketed for B1a office use, at a reasonable price and for a reasonable period, and no viable occupiers have expressed an interest in taking up the accommodation either as a single or multiple occupier so it has been concluded that the site is inherently unsuitable for continued employment use; or - The redevelopment would make a positive contribution to the vitality and viability of the city centre and create equivalent employment opportunities. Other town centre uses The city centre is key to Portsmouth's leisure market and any new commercial leisure facilities should be located in the areas most accessible to public transport. The increase in office supply in the city centre will create the need for supporting uses, particularly hotels. There is a need for an additional 12 to 15 hotels in the city whilst a hotel with extensive conference and exhibition facilities would also be encouraged. Given the accessibility and the anticipated growth in the office market together with its proximity to the continental ferry port and the city's evening economy offer, the city centre is the ideal place for new hotel developments. There is also a need for an additional 9,500m2 of food and drink (A3, A4 and A5) development in the city centre. This should be provided throughout the city centre, subject to any restrictions in individual localities (see below). New city centre homes Given the high level of accessibility by public transport, the city centre is ideally suited to provide a substantial number of new homes during the plan period. The city centre as a whole is expected to provide 1,600 new homes. Creating places The city centre consists of nine localities. Each one has its own specific character and function within the larger role of the city centre. Whilst the city council encourages mixed use developments on the city centre's larger sites, some town centre uses will be suitable throughout the city centre whilst others will be directed to specific localities to support the role of that particular place. Connectivity between the areas will be improved so that people are encouraged to walk between areas. The table below serves to indicate the main characteristics of each locality and which uses are specifically encouraged there. The table should not be taken as an exclusive list of permissible uses, as other town centre uses not listed may also be acceptable. However, proposals for town centre uses in a locality where they are not specifically encouraged in the table will have to be justified. A justification should be part of the design and access statement and must set out how the proposal helps to support the specific character of that part of the city centre and assess the impact on those localities where the use is encouraged. This is with the exception of residential uses at first floor and above and town centre uses up to 280m2 net floorspace as these are considered appropriate across the whole centre.

District centres

The following areas make up the city's network of district centres: Albert Road & Elm Grove Cosham Fratton North End The following criteria will apply to development proposals in district centres: - Shopping (A1) uses will be encouraged throughout all of the district centres; - Financial and professional services (A2) will be supported subject to the specific proposals below for each district centre. There are very few instances when exceptions will be made to the parts of this policy which manage the balance of uses in centres although flexibility may be given for A1 units to change to A2 uses which are 'retail' in nature and form an established part of the high street; - leisure (D2) and social/community uses will be supported subject to the specific proposals below for each district centre; - Proposals for residential (C3) or offices (B1a) will be encouraged on upper floors, but not at ground floor level along the primary frontage; - Proposals for restaurants (A3), drinking establishments (A4) and hot food takeaways (A5) will be supported, subject to the specific proposals below for each district centre, and provided that: • The development would not result in an over-concentration of non-shopping uses in the centre as a whole or in the vicinity of the proposed development; and • There is no unacceptable adverse impact on the amenity of adjoining or nearby residents, taking into account the cumulative impact of other similar uses nearby. - The loss of office (B1a) floorspace at first floor and above will generally be resisted. Proposals that would result in a loss of office floorspace at first floor and above will only be supported where the site is inherently unsuitable for continued employment use or the redevelopment would make a positive contribution to the vitality and viability of the area and create equivalent employment opportunities. In the secondary areas there are opportunities for town centre uses although residential development will also be supported in principle. The city council will also work to improve the four centres by: - Supporting physical improvements that enhance the appearance of the centres as well as the pedestrian experience; - Encouraging public art, festivals and events that promote the centres and make them interesting and unique places to visit; - Encouraging independent traders to locate in all four centres; and - Maintaining and improving accessibility by walking, cycling and public transport. Albert Road & Elm Grove: At least 50% of each section of primary frontage must remain in use as shops (A1) whilst no more than 23% of the total frontage of the centre will be in use as restaurants (A3), drinking establishments (A4) and hot food take-aways (A5) at any time. No more than 35% of the frontage between Victoria Road South and Waverley Road/Lawrence Road, will be used for restaurants (A3), drinking establishments (A4) and hot food takeaways (A5) at any time. Cosham: At least 55% of the primary frontage will be protected for shopping (A1) use in order to preserve this role. Fratton: At least 55% of the primary frontage will be protected for shopping (A1) use. North End: At least 65% of the primary frontage will be protected for shopping (A1) use.

Local shops and services

The following retail areas will make up the city's network of local centres: Allaway Avenue, Locksway Road, Castle Road, London Road (North), Copnor Road (North), London Road (South), Copnor Road (South), Portsmouth Road, Eastney Road, St James's Road, Fawcett Road, Tangier Road, Havant Road Drayton, Tregaron Avenue, Kingston Road, Winter Road, Leith Avenue. The following local centres will come forward as part of the key development areas. Once complete, the provisions of this policy will apply. Port Solent (the Boardwalk), Tipner (Tipner East), Grosvenor Street. Development will help local centres to continue fulfilling their role and so must meet the following criteria: - Shopping (A1) uses up to 500m2 will be encouraged throughout all of the local centres; - Other town centre uses will be supported provided that: à The local centre would continue to provide for the local top-up shopping needs of nearby residents and there would not be an over-concentration of non-shopping uses in the local centre as a whole or in the vicinity of the proposed development; and à There is no unacceptable adverse impact on the amenity of adjoining or nearby residents, taking into account the cumulative impact of other similar uses nearby. - Above the ground floor, residential (C3) and office (B1a) uses will be encouraged, but not at ground floor level. Proposals for town centre uses in out-of-centre locations will have to follow national policy regarding town centre uses, including the sequential test. Proposals for town centre uses of less than 280m2 net floorspace will be exempt from this.

Portsmouth City Centre - Guildhall Walk

In order to ensure that the street thrives as an early evening destination and to reduce the likelihood of crime, planning permission for drinking establishments (A4), takeaways (A5) and nightclubs (sui generis) will not be granted if more than 50% of the total frontage of Guildhall Walk and King Henry I Street (up to the boundary with The University Quarter) would consist of these uses. Any development here should ensure that sufficient measures are put in place to limit noise, pollution and anti-social behaviour in order to protect and preserve the amenity of those who live close by.

The Seafront

New development will contribute to the revitalisation of the seafront, tourism and the wider regeneration strategy for Portsmouth. This will be achieved by: • Encouraging and supporting redevelopment of existing buildings for leisure and tourism uses, especially where outlined in the Seafront Strategy, at South Parade Pier, Clarence Pier, Southsea Castle area and Canoe Lake • Encouraging and supporting proposals for small scale restaurants, cafés and other uses and activities that will diversify the leisure and cultural offer without detracting from the open character of the seafront • Protecting the open nature of the area around the Common and other undeveloped areas, and improving the quality of the open spaces • Protecting the nature conservation value at Eastney Beach • Improving the quality of the promenade including enhanced maintenance, reducing clutter and physical barriers where appropriate and ensuring that any new or enhanced sea defences integrate sensitively with the local environment • Using CIL to part fund environmental improvements • Making clearer links between the seafront and the nearby centres of Southsea and Castle Road

Transport

The council will work with its partners to deliver a strategy that will reduce the need to travel and provide a sustainable and integrated transport network, which will include: • Encouraging development in areas around public transport hubs and along corridors where there is good access not only to public transport but also to goods and services. Locating development where there is the potential to improve accessibility for all through walking, cycling and by public transport; • Continue partnership working within the sub region as part of Transport for South Hampshire to enable the challenges affecting the sub region to be addressed effectively; • Safeguarding land for: - A new interchange facility at Portsmouth & Southsea station (to be delivered as part of Station Square development) - Improved interchange facilities at The Hard - Land for future stations at Farlington and Paulsgrove - Land for Park and Ride facilities at Tipner, including a new junction on the M275 for access, and Farlington - All modes bridge between Tipner and Horsea Island - A new road layout for north of the city centre (see map 9) • Implementing highway improvements associated with the strategic sites; • Promoting walking and cycling and improved integration with other modes; • Creation of Bus Rapid Transit (BRT) routes in the short to medium term, with support for the implementation of a sub regional BRT linking Gosport, Fareham, North Fareham SDA and Portsmouth (including Port Solent and Queen Alexandra Hospital) in the longer term; • Requiring travel plans from major new residential, business and retail development and schools; and • Parking standards for new development are set out in a Supplementary Planning Document and Appendix 9 of the Local Plan.