Planning in Redcar and Cleveland

South Tees Motorsports Park

To safeguard land for the re-location of existing off-road motorcycle park. To support leisure facilities

Open Space and Recreation

Redevelopment of primary or secondary open space, as shown on the Policies Map, and any other amenity open space or sport and recreational land and buildings, including playing fields, will only be allowed where: a. there is a proven excess of such provision and the proposed loss will not result in a current or likely shortfall in the plan period; or b. recreational facilities within the site will be enhanced by the proposed development; or c. the community would gain greater or equivalent benefit from the provision of alternative open space, sport or recreational facilities within the local area; and d. in all cases, the loss would not harm the character and appearance of the surrounding area. Where economically viable, new open space, sport and recreational facilities, including playing fields, required to serve and support residential development should be provided on-site having regard to the Developer Contributions SPD. Contributions for off-site provision will be sought where: e. the size of the development means that the limited provision required would be too small to create spaces and facilities of a useful size; or f. the development would be better served by improvements to existing provision; or g. the size of the site means that it is unable to accommodate the type of provision required; or h. there is sufficient provision to meet both current needs and those expected to arise from the new development in terms of access and quantity. In such circumstances the Council will seek an appropriate financial contribution equivalent to the development costs of on-site provision. Where minimum quantity and accessibility standards are shown to be met through existing provision contributions will support improvements or enhancements to existing spaces. An appropriate financial contribution, where economically viable, may be required to fund the on-going maintenance of any open spaces provided or improved as part of development over a suitable time period.

Loftus

The Council is committed to revitalising Loftus, ensuring it has a vibrant district centre with a range of facilities to support the local community and visitors. As such, we will support its regeneration alongside encouraging new development within the town. Working with our partners we aim to: a. refocus town centre activity through a consolidated District Centre boundary (identified through Policy ED1); b. seek improvements to the High Street through the renovation of existing buildings and, where appropriate, the redevelopment of sites; c. secure improvements to the public realm, with a focus on reconfiguring the Market Place; d. deliver extra-care and other housing at the Westfield Estate; e. support the redevelopment of Empire Theatre site for housing; f. secure a use for The Royal public house, or find an appropriate alternative use for the building and/or site; g. encourage the redevelopment or re-use of the former bus depot site; h. support development on the site of the former Arlington Chapel and School House; i. prepare a Conservation Area Management Plan to help improve the historic environment; and j. provide additional car-parking to serve Loftus District Centre.

Advertisements

To protect the visual amenity of an area. To ensure highway safety. To protect the character of buildings and townscapes

Advertisements

Advertisements will only be permitted where: a. they are of a suitable size, scale, design, positioning and materials, having regard to the character of the site and the scale, architectural features and detailing of the building or features and detailing of the building or feature on which the advertisement is to be displayed; b. the number of signs on a particular building is kept to a minimum to avoid unduly cluttering its façade or the street scene; and c. they do not endanger public safety. Proposals for advertisements will be carefully controlled, particularly with regard to visual amenity and public safety where: d. a rural or residential location is proposed; or e. the proposed siting is within a conservation area or affecting a listed building or its setting; or f. illumination is proposed, particularly within conservation areas.

General Development Principles

In assessing the suitability of a site or location, development will be permitted where it: a. meets the requirements of the Locational Policy and accords with other Local Plan policies and designations; b. will not have a significant adverse impact on the amenities of occupiers of existing or proposed nearby land and buildings; c. will not result in the unacceptable loss or significant adverse impact on important open spaces or environmental, built or heritage assets which are considered important to the quality of the local environment; d. minimises the loss of best and most versatile agricultural land; e. avoids locations that would put the environment, or human health or safety, at unacceptable risk; f. will not increase flood risk either on site or downstream of the development; g. will have access to adequate infrastructure, services and community facilities to serve the development; and h. will not result in an adverse effect on the integrity of a Natura 2000 site, either alone or in combination with other plans or projects. All development must be designed to a high standard. Development proposals will be expected to: i. where necessary make the most effective and efficient use of available land, create and sustain an appropriate mix of uses, including (where appropriate) incorporation of green space and landscaping as part of development, and support local facilities and transport networks; j. respect or enhance the character of the site and its surroundings in terms of its proportion, form, massing, density, height, size, scale, materials and detailed design features; k. take opportunities available to improve the character and quality of the surrounding area and the way it functions by establishing a strong sense of place, responding to local character and history and using streetscapes and buildings to create attractive places to live, work and visit; l. be sustainable in design and construction, incorporating best practice in resource management, energy efficiency and climate change adaptation; m. create a healthy, active, safe and secure environment; n. minimise pollution including light and noise and vibration levels to meet or exceed acceptable limits; o. respect or enhance the landscape, biodiversity, geological features, the historic environment and both designated and non-designated heritage designations that contribute positively to the site and the surrounding area; p. provide suitable and safe vehicular access and parking suitable for its use and location; q. be designed, constructed and managed in ways that improve health and promote healthy lifestyles to help to reduce health inequalities; and r. consider the needs of people with disabilities by encouraging inclusive design and accessible environments through site layout and design, including the needs of the elderly.

General Development Principles

Not provided in passage - policy heading and implementation framework only

Equestrian Development

To support the development of equestrian related economy

Retail Development on Industrial Estates and Business Parks

To restrict retail development on industrial estates and business parks. To safeguard industrial estates and business parks for industrial users

Promoting Economic Growth

To provide a continuing supply of a variety of employment land. To support the drive for sustainable economic growth. To support the continued growth and expansion of the steel, chemical, port and recycling industries. To safeguard the existing business parks and industrial estates. To improve the quality of existing sites

Cleveland Gate and Morgan Drive Mixed Commercial Site

To provide for additional mixed commercial development in Guisborough. To re-develop a vacant brownfield site. To support starter companies and small businesses

Rural Economy

To improve and support a range of businesses and entrepreneurship's in East Cleveland and increase opportunities to improve skills. To support a range of businesses in the countryside including agriculture, forestry and farm diversification. To support leisure and tourism development

South Tees Spatial Strategy

Not provided in passage - policy heading and implementation framework only

South Tees Motorsports Park

Land at South Tees Motorsports Park (10.2ha) will be safeguarded for off-road motorcycle use to allow the relocation of the South Tees Motorcross Park.

Equestrian Development

Proposals for livery stables and other commercial equestrian developments will be permitted if: a. existing buildings are reused and any necessary new buildings are sited adjacent to existing buildings, wherever possible; b. the character, scale and design of the proposal is appropriate to its rural surroundings; c. any external facilities are appropriately located and adequately screened to avoid adverse visual impact; d. the proposal is located in an area with an adequate provision of suitable off-road horse-riding routes; and e. the amount of horse riding on or across roads will not have a detrimental impact on road safety. All proposals will be expected to provide appropriate manure storage and dirty water handling facilities.

Promoting Economic Growth

Land and buildings within existing industrial estates and business parks, as shown on the Policies Map, will continue to be developed and safeguarded for employment uses. Specialist uses, such as heavy processing industries and port logistics, will be focused in the following areas, with 405ha of additional land available over the plan period. In these areas proposals falling within Use Classes B1, B2, B8 and suitable employment related sui-generis uses will be supported. Additional available land (net ha) Location Site Ref. 221 South Tees Wilton International ED6.1 184 South Tees Land at South Tees ED6.2 0 East Cleveland Skinningrove ED6.3 General employment uses will be focused in the following sites with 32ha of additional land available over the plan period. Proposals for development within Use Classes B1, B2 and B8 will be supported. Additional available land (net ha) Location Site Ref. 3.5 South Tees South Tees Industrial Estates and Business Parks ED6.4 0.8 South Tees Skippers Lane Industrial Estate ED6.5 22.2 Redcar Kirkleatham Business Park ED6.6 0.3 Redcar Warrenby Industrial Estate ED6.7 2.5 Redcar Trunk Road Industrial Estate ED6.8 0 Marske Longbeck Industrial Estate ED6.9 1.9 Liverton Mines, East Cleveland North Liverton Industrial Estate ED6.10 0.8 Lingdale, East Cleveland Barmet Industrial Estate ED6.11 Proposals at South Tees, South Tees Freight Park and Bolckow Industrial Estate (collectively referred to as the South Tees Development Corporation area) should have regard to the South Tees Area Supplementary Planning Document (SPD). Proposals which positively contribute towards growth and regeneration will be supported. High tech and knowledge driven development should be focused within the South Tees Development Corporation area, at Kirkleatham Business Park and Cleveland Gate Business Park, as defined on the Policies Map. The mixed-use site at Skelton, allocated under Policy REG3, and mixed-use commercial site at Cleveland Gate and Morgan Drive, allocated under Policy ED7, will also contribute towards meeting employment needs over the plan period. Some of the above employment sites lie adjacent to, or are within, the proximity of protected landscapes and nature conservations sites. Where appropriate, proposals will need to demonstrate that there will be no adverse effects on the integrity of the Teesmouth and Cleveland Coast SPA and Ramsar site, or other European designated nature conservation sites either alone or in combination with other plans and programmes. Any proposals for development within the Warrenby Industrial Estate adjacent to Coatham Marsh should include a buffer of undeveloped land and a suitable boundary treatment during both construction and operation, such that direct effects on land within and immediately adjacent to the proposed extension to the Teesmouth and Cleveland Coast SPA are avoided. Any necessary mitigation measures must be secured in advance of the development in order to meet the requirements of the Habitat Regulations. Proposals will be encouraged to improve the quality of the environment, signage, security and accessibility of the sites. Proposals for new employment uses outside of allocated employment land or involving buildings already within B1, B2 and B8 uses, will be permitted where it can be demonstrated that they: a. cannot be accommodated on land allocated for employment uses; b. would make a contribution to job creation and diversification of the economy; c. can be provided with appropriate vehicular access, and supports access to sustainable transport connections; and, d. will not result in an adverse impact upon the character and appearance of the surrounding area, or residential amenity. Proposals for alternative uses on the sites listed above, or other buildings in Use-class B1, B2 or B8, will only be acceptable where they: e. would not adversely affect the economic growth and employment opportunities in the area; f. demonstrate that the location of the site is no longer appropriate or viable for alternative employment uses following an active and exhaustive marketing process for a minimum of 12 months; g. would not result in an inappropriate reduction in the supply of land or buildings for employment uses, taking into account the overall amount, range and choice available for the remainder of the plan period and supply of employment land in the future; h. would result in a good standard of amenity for existing and future occupants of land and buildings; and i. would not prejudice the operation of neighbouring properties and businesses.

Cleveland Gate and Morgan Drive Mixed Commercial Site

Land at Cleveland Gate and Morgan Drive, Guisborough, as illustrated on the Policies Map, is allocated for a mixed use of retail (Use Class A1), employment (Use Class B1, B2 and B8 uses) and other commercial/business uses. The development of the site will be expected to achieve the following: a. a well designed mixed-use scheme providing retail units and business units; b. associated car parking; c. suitable new vehicular, cycle and pedestrian access throughout the site; d. an appropriate landscaping scheme throughout the site; and e. ground investigation and prior completion of any necessary remediation works. Approximately 5.1 ha of land, as identified in Inset Map 02, will be developed and safeguarded for employment uses (B1, B2 and B8) only, in accordance with Policy ED6. Mixed - commercial development, including retail and employment uses, will be supported on the remainder of the site.

Rural Economy

The rural economy will be supported by: a. promoting the sustainable growth and expansion of both new and existing rural based businesses and enterprises; b. supporting appropriate agricultural and land-based diversification schemes; c. promoting rural leisure and tourism developments which build upon the unique assets of the borough; d. introducing and improving information and communications technology (ICT) networks to help support local businesses, including the expansion of high speed broadband networks; e. promoting and retaining rural community facilities and local services which meet rural needs; and f. supporting the management of land for nature conservation and heritage assets. Rural economic development will not be supported which would result in the loss of the best and most versatile agricultural land. Existing buildings should be reused where possible but, where new buildings are necessary, these should be well designed and well-related to existing buildings.

South Tees Spatial Strategy

The Council and its partners will aim to: Economy a. deliver significant economic growth and job opportunities through the South Tees Development Corporation and Tees Valley Enterprise Zone at Wilton International and South Bank Wharf; b. support the regeneration of the South Tees Development Corporation area through implementing the South Tees Area Supplementary Planning Document; c. grow the environmental and recycling sector; d. investigate opportunities to create a new energy hub to support the offshore wind and sub-sea engineering sectors; e. support the expansion and protection of the port and logistics sector; f. improve existing employment areas and provide a range of modern commercial premises that meet contemporary business requirements including the target sectors of the South Tees Area Supplementary Planning Document; g. continue development on general industrial and business estates; h. give the area an identity and make it attractive to inward investment; i. develop the chemical, technology and energy production industries at Wilton International; j. support the existing steel industries and take a lead role in supporting the future regeneration of former steel sites as part of the South Tees Development Corporation; k. enhance the quality and range of services and facilities that serve the needs of those working in the South Tees employment area; l. encourage clean and more efficient industry in the South Tees area to help reduce carbon dioxide emissions and risk of environmental pollution; m. support development related to Sirius Minerals' North Yorkshire Polyhalite project; and n. support the extension of the road network to unlock the development potential of South Tees. Connectivity o. improve and maintain access links between South Tees and the strategic road network; p. support improvements to the strategic and local road networks to support economic growth; q. deliver rail infrastructure improvements to support an increased movement of rail freight; r. investigate the feasibility for providing a new rail halt at Wilton International; s. maintain and improve public transport connectivity with settlements in the borough and beyond; t. support the extension of the road network to unlock the development potential of South Tees; u. maintain and enhance walking and cycling routes from nearby towns to the South Tees employment areas; v. improve access to, and the quality of, broadband internet; Environment w. enhance the environmental quality of employment through well planned boun

Skelton

Land at Skelton (52ha) is allocated for a mixed use development comprising commercial and residential uses. Development of the site will include the following elements: a. approximately 17ha at the western part of the site, as identified in Inset Map 01, will be utilised as a long term strategic site for residential development of approximately 400 dwellings, 200 of which are expected to be delivered over the plan period; b. approximately 27ha of land at Skelton Industrial Estate, as identified in Inset Map 01, will be developed and safeguarded for employment uses (B1, B2 and B8) in accordance with Policy ED6; and c. proposals for commercial uses will be supported on approximately 5ha of land on the eastern part of the site, as identified in Inset Map 01, where they are compatible with the adjacent uses and would not significantly harm the vitality and viability of Skelton Local Centre. It is expected that proposals will achieve the following: d. on-site affordable housing provision in accordance with the requirements of Policy H4; e. significant provision of appropriate and highly accessible community green space within the site, including the retention of existing allotments and, potentially, contributions to enhance local off-site facilities; f. ground investigation and prior completion of any necessary remediation work; g. a sustainable surface water drainage scheme; h. completion of an ecological survey and any appropriate mitigation; i. a landscape assessment and appropriate landscaping scheme throughout the site, including a deep planting buffer towards the A174 Skelton and Brotton Bypass and the eastern fringe of the site; j. improved pedestrian linkages to the existing settlement; k. accordance with the requirements of Policy N4 in terms of consideration of effects on internationally designated sites, including any necessary mitigation; and l. contributions, as necessary at the time of application, towards any other services and community infrastructure enhancements.

Renewable and Low Carbon Energy

Renewable and low carbon energy schemes will be supported and encouraged, and will be approved where their impact is, or can be made, acceptable. The incorporation of renewable energy into developments will be encouraged, particularly as part of major schemes. The retrofit of renewable energy and use of micro-renewables will also be supported in appropriate buildings and locations. We will support appropriate schemes for wind and solar energy where they are located within the South Tees and Wilton industrial area and other potentially suitable areas as identified on the Policies Map. We will actively support community-led renewable energy schemes which are led by, or meet the needs of, local communities. Development of district heating schemes will also be supported. In determining applications for renewable and low carbonenergy, and associated infrastructure, the following issues will be considered: a. impact on residential amenity; b. environmental impacts; c. sensitivity and capacity of the landscape, as detailed in the Renewable and Low Carbon Study; d. impact on heritage assets and their settings; e. impact on recreation; f. scale of proposal; g. local topography and siting of proposal to minimise harm, including through reasonable mitigation; h. aeronautical and other military considerations; i. operational and other relevant constraints; j. impact on the North York Moors National Park and its setting; and k. cumulative impacts of proposals. Renewable energy developments will not be allowed within, or where they are likely to have an adverse effect - alone, or in combination with other plans or projects - on designated ecological sites or on priority species, unless they meet the exceptions criteria set out in Policy N4. Sites being brought forward for wind turbine deployment should be subject to survey to assess their use by the bird species that are qualifying interests of the North York Moors SPA and the Teesmouth and Cleveland SPA and Ramsar Site. Where the presence of the relevant species is confirmed, an assessment of the impacts of the development on the relevant bird species, including assessment of the risk of mortality from turbine blade strikes, shall be undertaken. Development proposals for the generation of renewable energy will not be granted if there would be any adverse impacts on airport radar, unless mitigation is possible and a scheme for its provision is agreed with the airport affected.

Renewable Energy

Not provided in passage - policy heading and implementation framework only

Biodiversity and Geological Conservation

N4: Biodiversity and Geological Conservation [1,2,3]

Landscape

We will aim to protect and enhance the borough's landscapes. Development proposals will be considered within the context of the Landscape Character Assessment, the Landscape Character Supplementary Planning Document and the Historic Landscape Characterisation. Developments will not be permitted where they would lead to the loss of features important to the character of the landscape, its quality and distinctiveness, unless the benefits of development clearly outweigh landscape considerations. In such cases appropriate mitigation will be required. Protection will be commensurate to the status of the landscape within the hierarchy. Nationally Important Landscapes Particular priority will be given to protecting and enhancing the landscape character and natural beauty of the North Yorkshire and Cleveland Heritage Coast, as illustrated on the Policies Map. This will be achieved by permitting development only where it is: a. essential development which for operational reasons cannot be located outside the Heritage Coast; or b. small-scale leisure or tourism development consistent with the conservation of the special qualities of the Heritage Coast; or c. suitably scaled extensions and alterations to existing buildings. Any development which is acceptable will be required to be designed and sited so as to cause no harm to the special character of the Heritage Coast, in particular the remote character, natural beauty, wildlife and geological value, heritage assets and marine environment. High importance will be given to protecting the landscape setting, scenic beauty and special qualities of the North York Moors National Park, by ensuring that new development does not harm these interests. Locally Important Landscapes In Sensitive Landscape Areas, including the Historic Landscape of the Eston Hills, as illustrated on the Policies Map, we will prioritise the retention of elements that make up the landscape character, in many cases with little intervention to change this character. To be considered appropriate in these locations development should: d. be carefully designed; e. retain important elements that make up the landscape; and f. screen or integrate any development into the landscape. In Restoration Landscape Areas, as illustrated on the Policies Map, opportunities should be taken to repair or reinstate the landscape structure as part of development. Wherever possible, all developments should include measures to enhance, restore or create special features of the landscape. New development at the edge of settlements should create an attractive urban edge. Priority will be given to the creation of habitats to support local biodiversity priorities and the planting of new hedgerows, trees and woodlands. Consideration should also be given to the opportunities identified by Natural England in the Tees Lowland and the North York Moors and Cleveland Hills National Character Areas.

Green Infrastructure

We will aim to protect and enhance the green infrastructure network. Opportunities to incorporate green infrastructure into developments should be sought, in accordance with the Tees Valley Green Infrastructure Strategy. Green infrastructure should be fundamental to the planning of major new development and re-development schemes, and should help to integrate development with surrounding townscape and landscape, and with adjoining communities. Green infrastructure should be designed to high standards of quality and sustainability and aim to be multi-functional, link to the wider green infrastructure network, improve visual amenity, enhance community activity, support the provision of priority natural habitats and species, and seek opportunities to improve the water environment. We will protect and support the enhancement, creation and management of our green infrastructure network, to improve its quality, value, multi-functionality and accessibility, particularly in the following locations: a. strategic green infrastructure corridors within the borough and linking to neighbouring areas, in accordance with the Tees Valley Green Infrastructure Strategy; b. strategic gaps, as defined on the Policies Map, between: i. Marske and New Marske; and ii. Marske and Saltburn; Strategic gaps are areas identified to maintain the separate identity and character of individual settlements and to prevent their coalescence. Development within strategic gaps will only be allowed where: i. it would not adversely affect the separate identity and character of settlements or their surrounding landscape; ii. it would not result in visual or physical coalescence of the settlements; and iii. proposals are in accordance with Policy SD3. c. green wedges, as defined on the Policies Map, within the urban and coastal areas: i. the open area between Marske and Redcar; ii. the open area between Wilton Works and Redcar, extending North to the coast; iii. west of A1053, Greystones Road, between Grangetown and Wilton; iv. the Spencer Beck Valley between East Middlesbrough and Eston, and Ormesby and Normanby; and v. the Hambleton Hill area between Nunthorpe and Ormesby. Green wedges are open areas within the main built-up area, but outside of development limits, which provide buffers between different uses and delineate distinct communities; and are valuable for local amenity, recreation and wildlife. Development within green wedges will only be allowed where: i. it would not result in physical or visual coalescence of built-up areas; ii. it would not adversely impact on local character or the separate identity of communities; iii. it would not adversely impact on recreational opportunities; iv. it would not adversely impact on biodiversity; and v. proposals are in accordance with Policy SD3. d. open spaces in accordance with Policy N3; e. heritage assets or green infrastructure which contributes to their setting; f. strategic landscape areas, particularly along key transport corridors, between residential and employment areas and on the edge of settlements; g. public rights of way, and other walking and cycling routes; and h. beck valleys and other watercourses. Where appropriate, and economically viable, the Council will seek developer contributions towards the provision and maintenance of green infrastructure. Where there is a loss of green infrastructure resource a principle of 'net gain' should apply where possible.

Biodiversity and Geological Conservation

We will protect and enhance the borough's biodiversity and geological resources. Support will be given to high quality schemes that enhance nature conservation and management, preserve the character of the natural environment and maximise opportunities for biodiversity and geological conservation, particularly in or adjacent to, Biodiversity Opportunity Areas in the wider Tees Corridor, Teesmouth, East Cleveland and Middlesbrough Beck Valleys areas. We will protect and preserve local, national and international priority species and habitats and promote their restoration, re-creation and recovery. Biodiversity and geodiversity should be considered at an early stage in the development process, with appropriate protection and enhancement measures incorporated into the design of development proposals, recognising wider ecosystem services and providing net gains wherever possible. Detrimental impacts of development on biodiversity and geodiversity, whether individual or cumulative, should be avoided. Where this is not possible mitigation, or lastly compensation, must be provided as appropriate. Proposals will be considered in accordance with the status of biodiversity and geodiversity sites within the hierarchy. Internationally important sites Priority will be given to protecting our internationally important sites, including the Teesmouth and Cleveland Coast Special Protection Area/Ramsar and European Marine Site, and the North York Moors Special Protection Area and Special Area of Conservation. Development that is not directly related to the management of the site, but which is likely to have a significant effect on any internationally designated site, irrespective of its location and when considered both alone and in combination with other plans and projects, will be subject to an Appropriate Assessment. Development requiring Appropriate Assessment will only be allowed where: a. it can be determined through Appropriate Assessment at the design stage that, taking into account mitigation, the proposal would not result in adverse effects on the site's integrity, either alone or in combination with other plans or projects. Within 6km of the Teesmouth and Cleveland Coast SPA and Ramsar Site, as illustrated on the Policies Map, proposals that would result in a net increase in residential units, or other development that would lead to increased recreational disturbance of the site's interest features, will be expected to contribute towards strategic mitigation measures identified in the Recreation Management Plan. This is to ensure that adverse effects on the site's integrity can be avoided. Any alternative suitable mitigation would need to be proven effective and agreed with the Council, in consultation with relevant statutory consultees or b. as a last resort, Appropriate Assessment proves that there are no alternatives and that the development is of overriding public interest and appropriate compensatory measures are provided. Nationally important sites Development that is likely to have an adverse impact on nationally important SSSI sites, including broader impacts on the national network and combined effects with other development, will not normally be allowed. Where an adverse effect on the site's notified interest features is likely, an exception will only be made where: c. the benefits of the development, at this site, clearly outweigh both any adverse impact on the features of the site that makes it of special scientific interest, and any broader impacts on the network of SSSIs; d. no reasonable alternatives are available; and e. mitigation, or where necessary compensation, is provided for the impact. Locally important sites Development that is likely to have an adverse impact on Local Sites (Local Wildlife Sites and Local Geological Sites) or Local Nature Reserves will only be approved where: f. the benefits clearly outweigh any adverse impact on the site; g. no reasonable alternatives are available; and h. mitigation, or where necessary compensation, is provided for the impact. Wildlife corridors and other habitat networks will be protected and enhanced, particularly hedgerows, watercourses and linking habitat features. Opportunities to deculvert watercourses will be encouraged. We will continue to protect our ancient woodland and ancient and veteran trees, including our tree-lined becks. Development resulting in the loss or deterioration of irreplaceable habitats, including ancient woodland and aged or veteran trees, will only be allowed in very exceptional circumstances where the need for, and benefits of, the development in that location clearly outweigh the loss and the development cannot be located elsewhere.

Flood and Water Management

Not provided in passage - policy heading and implementation framework only

Archaeological Sites and Monuments

HE3: Archaeological Sites and Monuments [1,2,3]

Conservation Areas

Character of Conservation Areas Development within or otherwise affecting the setting of a conservation area will only be permitted where it preserves or enhances the character or appearance of the conservation area. Development must: a. respect existing architectural and historic character and associations by having regard to the positioning and grouping, form, scale, detailing of development and the use of materials in its construction; b. respect existing hard and soft landscaping features including areas of open space, trees, hedges, walls, fences, watercourses and surfacing and the special character created by them; and c. respect historic plot boundaries and layouts. Open Spaces Built development will not be permitted on public and private open spaces within or adjacent to conservation areas where those spaces are of special historic significance, are important to the landscape or townscape qualities of the conservation area or provide views or vistas into, from or within the conservation area. Demolition Development involving the demolition of buildings or structures in a conservation area will only be permitted if: d. it is demonstrated that the structural condition of the building or structure prevents its repair; e. the building or structure makes no significant positive contribution to the architectural or historic character of the conservation area; and f. the removal is necessary to deliver a public benefit which outweighs its removal. In the exceptional cases where any demolition is approved, the Council will require that detailed proposals for the satisfactory re-development and/or after-treatment of the site are agreed, including a schedule of works, before demolition takes place. Planning Applications Development proposals that require planning permission within conservation areas should normally be subject to a full planning application. Outline applications within conservation areas will only be acceptable where the proposal does not involve the demolition or alteration of existing buildings. In all cases sufficient detail must be submitted to allow a proper assessment of the proposal on any heritage assets affected.

Heritage Assets

Alteration, Extension or Change of Use of a Designated Heritage Asset Development involving the alteration, extension or change of use of a designated heritage asset or construction of any structure within its curtilage will only be permitted if the proposal: a. preserves or enhances its significance as a heritage asset; b. protects existing historically significant hard and soft landscaping, including trees, hedges, walls, fences and surfaces; c. retains historic plot boundaries and layouts; and d. ensures the sensitive and viable use of the building. Setting of a Designated Heritage Asset Any development affecting the setting of a designated heritage asset will only be permitted if the proposal: e. preserves or enhances its significance as a designated heritage asset; f. protects its immediate setting including the space(s) around the building and the historically significant hard and soft landscaping, including trees, hedges, walls, fences and surfacing; and g. retains historic plot boundaries and layouts. Substantial harm or total loss of a Designated Heritage Asset Where a development will lead to substantial harm or total loss of a designated heritage asset, permission will not be granted unless it can be demonstrated that the harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss and that cannot be met in any other way, or all of the following apply: h. the nature of the designated heritage asset prevents all reasonable uses of the site; i. no viable use of the designated heritage asset can be found in the medium term that will enable its conversion; j. conservation by grant funding, or some form of charitable or public funding, is demonstrably not possible; and k. the harm or loss is outweighed by the benefit of bringing the site back into use. Other harm to a Designated Heritage Asset Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, it will only be permitted where that harm is outweighed by the public benefits of the proposal, including securing its optimum viable use. Non-designated Heritage Assets Non-designated heritage assets of archaeological interest that are demonstrably of equivalent significance to scheduled monuments will be considered subject to the policies for designated heritage assets. In determining applications that would result in substantial harm to, or the total loss of, a non-designated heritage asset or its setting, the applicant will be required to demonstrate that the benefits of the development would outweigh any harm or loss of the heritage asset, based on its significance.

Archaeological Sites and Monuments

Development that would adversely affect archaeological sites or monuments that are designated heritage assets, or their settings, or archaeological sites of equivalent significance will only be approved in the most exceptional circumstances and in accordance with this policy and other heritage policies in this plan. Development that may affect a known or possible archaeological site, whether designated or non-designated, will require the results of a desk-based assessment to be submitted as part of the planning application. An archaeological evaluation may also be required to identify the most appropriate course of action. Development that affects a site where archaeology exists or where there is evidence that archaeological remains may exist will only be permitted if: a. the harm or loss of significance is necessary to achieve public benefits that outweigh that harm or loss. Harm or loss may be avoided by preservation in situ or refusal; or b. where in situ preservation is not required, appropriate satisfactory provision is in place for archaeological investigation, recording and reporting to take place before, or where necessary during, development. Where archaeological investigation, recording and reporting has taken place it will be necessary to publish the findings within an agreed timetable.

Kirkleatham

Kirkleatham Estate will continue to be recognised as a major heritage asset in Redcar and Cleveland. Action will be taken to reduce risk and maximise potential by implementing a conservation-led approach to the rescue, re-use and future management of these historic assets based on a sound understanding of their significance. The Council has created an Investment Prospectus for the historic estate to ensure appropriate uses for the heritage assets of the estate. The conservation-led project has commenced with planning permission and listed building consent being granted for re-development of Kirkleatham walled garden. The associated Investment Prospectus enable successful social regeneration, which revives social cohesion and communities; economic regeneration which uses physical renovation to revive the economic market of a place; and cultural regeneration in order to make a positive contribution to local communities. Through sensitive and appropriate conservation-led regeneration, and informed future management, Kirkleatham Estate will realise its potential as a valuable historic asset in a wider cultural landscape whilst successfully combining heritage protection with economic activity to ensure future sustainability. Access and interpretation would form part of its future. The surrounding landscape will be protected and opportunities sought for their restoration, management and sensitive re-use. The Kirkleatham Conservation Plan (and its two addendums) will be actively used to inform the preparation of any development proposals that are brought forward to help guide the future of the estate and ensure its historical significance is maintained and, where appropriate, enhanced or better revealed. Accepted conservation philosophies should be adhered to when considering any change to original fabric, spaces or layout at Kirkleatham Hall Stables and Garden and other heritage structures and land within the broader site. Kirkleatham Estate should be considered as a whole, ensuring its components are managed coherently.

Kirkleatham

To protect heritage assets on Kirkleatham estate

Caravan Sites and Tourist Accommodation

To minimise the visual impact on the landscape. To protect areas of special designation. To promote sustainable development in the countryside

New Hotel and Guest House Accommodation

To support new hotel and guest house accommodation in appropriate locations. To protect residential amenity. To protect the character of the local area and the existing stock of larger housing

Housing Requirements and Delivery Phasing

Housing requirements and delivery phasing [text appears to be cut off in passage]

Sub-division and Conversion of Buildings to Residential Uses

H5: Sub-division and Conversion of Buildings to Residential Uses [2]

Gypsy, Traveller and Travelling Showpeople Accommodation

H7: Gypsy, Traveller and Travelling Showpeople Accommodation [2]

Housing Requirements

Housing will be delivered to meet a minimum requirement of 234 net additional dwellings per annum over the plan period from 2015/16 to 2031/32 (3,978 dwellings in total). The minimum requirement will be met through: completions already achieved since April 2015; further completions on existing development sites; the housing land allocations set out in Policy H3; the mixed use allocation set out in Policy REG3 (Skelton); and other sites with residential planning permission. It is anticipated that the sites will be delivered in accordance with the delivery schedule in Appendix 4, which indicates that a continuous five-year supply of housing is capable of being maintained throughout the plan period. However, if it becomes apparent that a five-year deliverable supply cannot be evidenced, or delivery is consistently falling below the housing requirement, the Council will work with landowners and the development industry and take appropriate action in seeking to address any shortfall.

Low Grange Farm Strategic Site

Land at Low Grange Farm, South Bank (32ha) is allocated for the development of approximately 1,250 dwellings. It is anticipated that the site would be partially built within the plan period, with the balance of development taking place after 2032. The Council supports detailed proposals for the development of the site, subject to achieving the following: a. the preparation of a strategic masterplan briefly setting out how the development is expected to broadly progress over time; b. an appropriate mix of housing types which reflects local demand and increases housing choice; c. provision of usable public green space in accordance with Policy N3; d. the construction of vehicular accesses from the south of the site; e. contribution towards improvements to the local and strategic highway network as necessary; f. implementation of a travel plan to encourage more sustainable travel modes, having regard to Policy TA1; g. an appropriate landscaping scheme throughout the site including the establishment of a strategic landscaping buffer along the northern boundary; and h. contributions, as necessary at the time of application, towards other infrastructure enhancements including local educational and healthcare provision, and other community facilities.

Corporation Road, Redcar

Land at Corporation Road, Redcar (2.4ha) is allocated for the development of approximately 86 dwellings, to be completed with the plan period. Proposals will be subject to the following: a. on-site affordable housing provision in accordance with the requirements of Policy H4; b. an off-site contribution towards open space improvements in accordance with Policy N3 and having regard to the Developer Contributions SPD; c. an appropriate landscaping scheme throughout the site; d. resolution of surface water drainage issues bearing in mind the capacity issues affecting the West Dyke culvert; e. ground investigation and prior completion of any necessary remediation works; f. subject to a transport assessment, acceptable vehicular access from Corporation Road and any off-site requirements; g. the preparation and implementation of a travel plan to encourage more sustainable travel modes, having regard to Policy TA1; and h. proposals should take into account the requirements of Policy N4 in terms of consideration of effects on internationally designated sites, including any necessary mitigation.

St. Hilda's Church, Redcar

Land at and adjacent to St. Hilda's Church, Mersey Road, Redcar (0.9ha) is allocated for the mixed-use development of a replacement church and approximately 25 dwellings, to be completed within the plan period. Proposals will be subject to the following: a. on-site affordable housing provision in accordance with the requirements of Policy H4; b. off-site contribution towards open space improvements in accordance with Policy N3 and having regard to the Developer Contributions SPD; c. an appropriate landscaping scheme throughout the site; d. the on-site redevelopment of the church building and parking area; e. achieving adequate separation between residential and church uses; f. completion of a drainage strategy; g. proposals should take into account the requirements of Policy N4 in terms of consideration of effects on internationally designated sites, including any necessary mitigation; and h. contributions, as necessary at the time of application, towards other infrastructure enhancements, including local educational and healthcare provision and other community facilities.

Land adjacent Rye Hills School, Redcar

Land adjacent to Rye Hills School, Redcar (1.23ha) is allocated for approximately 30 dwellings to be completed within the plan period. Proposals will be subject to the following: a. development which is well-integrated with and respects the character of the adjacent residential area to the north; b. affordable housing provision in accordance with the requirements of Policy H4; c. off-site contribution towards open space improvements in accordance with Policy N3 and having regard to the Developer Contributions SPD; d. an appropriate landscaping scheme throughout the site incorporating where possible the retention of any valuable trees; e. achieving acceptable vehicular access preferably via the existing estate road network off Warwick Road; f. ground investigation and prior completion of any necessary remediation works; g. completion of a flood risk assessment and drainage strategy; h. safeguarding the existing access to, and adequate separation from, the former caretakers house; i. proposals should take into account the requirements of Policy N4 in terms of consideration of effects on internationally designated sites, including any necessary mitigation; and j. contributions, as necessary at the time of application, towards other infrastructure enhancements, including local educational and healthcare provision and other community facilities.

Grosmont Close, Redcar

Land at Grosmont Close, Redcar (0.15ha) is allocated for the development of 12 dwellings, to be completed within the plan period. The development of the site would be subject to the following: a. achieving development of an appropriate scale and design which can help meet targeted specialist housing needs; b. specific entry requirements for occupants, to be determined by the scheme provider; c. an appropriate landscaping scheme throughout the site; and d. ground investigation and prior completion of any necessary remediation works.

Land at Mickle Dales, Redcar

Land at Mickle Dales, Redcar (4.3ha) is allocated for the development of approximately 100 residential dwellings. Development will need to reflect the delivery timeframes and practical requirements associated with delivering the existing Dogger Bank Teesside Development Consent Order (DCO) which affects this site. The development should be completed within the plan period to 2032 and will be subject to the following: a. on-site affordable housing provision in accordance with the requirements of Policy H4; b. an appropriate southern extension to the ongoing Rowan Garth development including, subject to a transport assessment, the extension of the proposed distributor road which will serve the current development site; c. a flood risk assessment and drainage strategy; d. an appropriate development layout which reflects the position of buried infrastructure in order to safeguard the area needed for the protection of the DCO cable route and does not inhibit the use of proposed temporary working areas; e. a phasing plan to ensure that development comes forward in accordance with the delivery timescales of the DCO, ensuring that no dwellings are occupied before the cables are installed and that residential amenity is not compromised by subsequent cable installation and/or the temporary removal of newly created amenity land; f. provision of usable unplanted community green space in accordance with Policy N3, using the land above the proposed cable corridors for such purposes; g. an appropriate landscaping scheme throughout the site; h. prior completion of a strategic planting buffer with the A174 and woodland belt which corresponds to that on the Rowan Garth site in accordance with Policy N2; i. retention of the existing footpath crossing the northern site boundary which would be bisected by the vehicular access serving the site; j. the preparation and implementation of a travel plan to encourage more sustainable travel modes, having regard to Policy TA1; k. proposals should take into account the requirements of Policy N4 in terms of consideration of effects on internationally designated sites, including any necessary mitigation; and l. contributions, as necessary at the time of application, towards other infrastructure enhancements as required, including local educational and healthcare provision and other community facilities.

West of Kirkleatham Lane, Redcar

Land to the West of Kirkleatham Lane, Redcar (23ha) is allocated for the development of approximately 550 dwellings, significant landscaping and open space uses, to be delivered within the plan period to 2032. Proposals for the development of the site will be supported subject to the following: a. on-site affordable housing provision as required under Policy H4; b. achieving satisfactory vehicular access from the A1042 (Kirkleatham Lane) to serve the development; c. implementation of a travel plan to encourage more sustainable travel modes, having regard to Policy TA1; d. establishing a deep landscaping buffer to the west of the site to separate the development from nearby business uses, and high quality peripheral landscaping as appropriate; e. usable community green space within the development in accordance with Policy N3; f. provision of pedestrian links to the north and south of the site to improve access to and from Foxrush Farm Community Woodland (north) and Kirkleatham Business Park (south); g. incorporation of a sustainable drainage scheme; h. proposals should take into account the requirements of Policy N4 in terms of consideration of effects on internationally designated sites, including any necessary mitigation; and i. contributions, as necessary at the time of application, towards any other infrastructure enhancements, including local educational and healthcare provision and other community facilities.

Marske Road, Saltburn

Land at Marske Road, Saltburn (5.8 ha) is allocated for the development of approximately 116 dwellings, to be delivered within the plan period. Proposals will be subject to the following: a. on-site affordable housing provision in accordance with the requirements of Policy H4; b. usable community green space provision in accordance with Policy N3; c. an appropriate landscaping scheme throughout the site, having regard to the impact of development on the landscape, neighbouring land uses and the strategic gap with Marske; and d. the implementation of a travel plan to encourage more sustainable travel modes, having regard to Policy TA1.

Wilton Lane, Guisborough

Land at Wilton Lane, Guisborough (0.3ha) is allocated for the development of approximately 14 dwellings, to be completed within the plan period. The development of the site would be subject to the following: a. affordable housing provision in accordance with the requirements of Policy H4; b. an appropriate landscaping scheme throughout the site; c. provision of a satisfactory access from Wilton Lane; d. ground investigation and prior completion of any necessary remediation works; and e. provision of a sustainable drainage scheme.

Park Lane, Guisborough

Land at Park Lane, Guisborough (0.5ha) is allocated for the development of approximately 40 dwellings, to be completed within the plan period. The development of the site would be subject to the following: a. achieving development of an appropriate scale and design; b. an appropriate landscaping scheme throughout the site; c. achieving a single vehicular access to the site from Park Lane; d. ground investigation and prior completion of any necessary remediation works; e. high quality development that has regard to the character and appearance of the nearby Guisborough Conservation Area and also complements the street scene and respects nearby uses; and f. contributions, as necessary at the time of application, towards other infrastructure enhancements as required, including local educational and healthcare provision and other community facilities.

Cleveland Gate, Guisborough

Land at Cleveland Gate, Guisborough (4.9ha) is allocated for the development of approximately 137 dwellings. The scheme should be delivered within the plan period and proposals will be subject to the following: a. achieving adequate separation and compatibility between the housing and adjacent commercial uses; b. the provision of separate access to serve the residential development and distinguish it from the nearby commercial development, together with any required off-site highway infrastructure contributions as identified through a transport assessment; c. on-site affordable housing provision in accordance with the requirements of Policy H4; d. flood risk assessment and surface water management scheme; e. within the residential area, on-site public green space provision in accordance with Policy N3; f. establishing a footpath link through the site to the Guisborough Branch Walkway; g. an appropriate landscape enhancement scheme throughout the site; and h. contributions towards other infrastructure enhancements as required, including local educational and healthcare provision and other community facilities.

Swan's Corner, Nunthorpe

Land at Swan's Corner, Nunthorpe (7.7ha) is allocated for the development of approximately 128 'executive–style' dwellings at an overall net density of up to 20 dwellings per hectare, to be delivered within the plan period. Development as proposed should achieve the following: a. a high quality housing scheme entirely comprising larger detached 'executive-style' dwellings to be developed in accordance with Policy H2; b. off-site affordable housing contribution in accordance with Policy H4; c. on-site usable public green space within the site to be provided in accordance with Policy N3; d. an appropriate landscaping scheme throughout the site; e. dedicated vehicular access from the A171 to the east; f. provision of an acceptable surface water drainage scheme; g. appropriate mitigation for the loss of wildlife habitat; h. establishing a footpath link across the site to connect with Flatts Lane Country Park; and i. contributions towards enhancing educational provision and the local highway network.

Land at Galley Hill, Guisborough

Land at Galley Hill, Guisborough (4.6ha) is allocated for the development of approximately 50 dwellings and public open space. The scheme should be delivered within the plan period and as an extension to the adjacent Galley Hill housing development. Proposals will be subject to the following: a. on-site affordable housing provision in accordance with the requirements of Policy H4; b. partial residential development restricted to suitable areas within the site core; c. subject to a transport statement, achieving vehicular access from the existing Galley Hill housing site; d. providing a safe pedestrian and cycle green link from the Galley Hill development through the site to the Middlesbrough Road entrance; e. provision of usable community open space in accordance with Policy N3; f. an appropriate landscaping scheme throughout the site including a strong noise attenuation buffer towards northern and easterly boundaries; g. avoiding development in areas prone to surface water flooding and any other obligations arising from a flood risk assessment; h. retention of existing planting areas so far as possible and replanting in mitigation where appropriate; and i. contributions, as necessary at the time of application, towards other infrastructure enhancements as required, including local educational and healthcare provision and other community facilities.

Home Farm, Skelton

Land at Home Farm, Skelton (1.6ha) is allocated for the conservation-led development of approximately 47 dwellings, to be delivered within the plan period. The development of the site would be subject to the following: a. open space provision in accordance with Policy N3; b. an appropriate landscaping scheme throughout the site; c. provision of satisfactory vehicular access; d. achieving a high-quality development that that preserves or enhances the character or appearance of the Skelton Conservation Area; and e. provision of a pedestrian link between the High Street and Skelton Health Centre.

Stanghow Road, Skelton

Land at Stanghow Road, Skelton (0.3ha) is allocated for the development of approximately 10 dwellings, to be completed within the plan period. The development of the site would be subject to the following: a. affordable housing provision, if necessary, in accordance with the requirements of Policy H4; b. off-site contribution towards open space improvements in accordance with Policy N3; c. an appropriate landscaping scheme throughout the site; d. provision of satisfactory access; e. ground investigation and prior completion of any necessary remediation works; and f. contributions, as necessary at the time of application, towards other infrastructure requirements including local educational and healthcare provision and other community facilities.

Kilton Lane, Brotton

Land at Kilton Lane, Brotton (12ha) is allocated for residential development for approximately 270 dwellings. Proposals should be well-integrated with the existing built-up area and be completed within the plan period to 2032. The development of the site would be subject to the following: a. on-site affordable housing provision in accordance with the requirements of Policy H4; b. provision of on-site usable public green space in accordance with Policy N3; c. an appropriate landscaping scheme which respects the locational and topographical characteristics of the site and incorporates a planting buffer between the A174 Skelton and Brotton bypass and the proposed development; d. completion of a transport assessment and construction of a new junction at Kilton Lane together with any other necessary highway works; e. the preparation and implementation of a travel plan to encourage more sustainable travel modes, having regard to Policy TA1; f. completion of a flood risk assessment and drainage strategy; g. further archaeological investigation and the adoption of any necessary scheme of archaeological mitigation should be agreed and undertaken prior to development; and h. contributions towards other infrastructure enhancements as required, including local educational and healthcare provision and other community facilities.

Newbury Road, Brotton

Land at Newbury Road, Brotton (0.7ha) is allocated for the development of approximately 25 older persons' bungalows, to be completed within the plan period. The development of the site would be subject to the following: a. achieving development of an appropriate scale and design which can help meet the housing needs of older people; b. specific entry requirements for occupants, to be determined by the scheme provider; c. an appropriate landscaping scheme throughout the site; d. achieving a single vehicular access to the site from Newbury Road; and e. ground investigation and prior completion of any necessary remediation works.

Former Rosecroft School, Loftus

Land at the former Rosecroft School site, Loftus (3.1ha) as shown on the policies map is allocated for the development of approximately 100 dwellings, to be completed within the plan period. The development of the site would be subject to the following: a. on-site affordable housing provision in accordance with the requirements of Policy H4; b. an appropriate landscaping scheme throughout the site, including an adequate buffer between the proposed development and the railway line to the north; c. ensuring that the development will not have an adverse impact on the adjacent wooded landscape; d. a transport assessment, with satisfactory new vehicular access achieved from Rosecroft Lane; e. preparation and implementation of a travel plan to encourage more sustainable travel modes, having regard to Policy TA1; f. flood risk assessment and drainage strategy; g. ground investigation and completion of any necessary remediation works; h. community green space provision in line with the requirements of Policy N3; and i. contributions, as necessary at the time of application, towards other infrastructure enhancements, including local educational and healthcare provision and other community facilities.

Former Handale Primary School, Loftus

Land at the former Handale Primary School, Loftus (0.28ha) is allocated for approximately 10 dwellings, to be completed within the plan period. The development of the site would be subject to the following: a. affordable housing provision, if necessary, in accordance with the requirements of Policy H4; b. site clearance, ground investigation and completion of any necessary remediation works; c. achieving satisfactory vehicular access to serve properties from the existing highway; d. high quality development that has regard to the character and appearance of the nearby Loftus Conservation Area and also complements the street scene and respects nearby uses; e. appropriate peripheral landscaping to soften the impact of the development and provide appropriate screening; f. community green space provision in line with the requirements of Policy N3; and g. contributions, as necessary at the time of application, towards other infrastructure enhancements, including local educational and healthcare provision and other community facilities.

Low Cragg Hall Farm, Carlin How

Land at Low Cragg Hall Farm, Carlin How (2ha) is allocated for the development of approximately 46 dwellings, which should be completed within the plan period. The development of the site would be subject to the following: a. on-site affordable housing provision in accordance with the requirements of Policy H4; b. provision of on-site public open space in accordance with Policy N3; c. an appropriate landscaping scheme throughout the site; d. achieving a satisfactory access to the site from Brotton Road; e. satisfactory surface water drainage scheme; f. carefully designed scheme to take account of the change of levels and the potential impact of the development upon the landscape and nearby residential properties; and g. contributions, as necessary at the time of application, towards other infrastructure enhancements, including local educational and healthcare provision and other community facilities.

Abattoir Site and Adjacent Land, Boosbeck

Land at Boosbeck (4.3 ha), comprising a former abattoir site and adjacent land, as shown on the policies map, is allocated for the development of approximately 69 dwellings. The development should be undertaken within the plan period. Proposals would be subject to the following: a. on-site affordable housing provision in accordance with the requirements of Policy H4; b. site clearance, ground investigation and completion of all remediation works prior to development; c. achieving satisfactory highway access from High Street; d. development proposals which are well related to the setting, including the Pit Park open space and adjacent countryside; e. an appropriate landscaping scheme throughout the site, having particular regard to its location at the extended edge of the village; f. preparation of a transport statement; g. retention of play facilities, including the multi-use games area and required contributions towards green space enhancement at the time of application; h. completion of a flood risk assessment and drainage strategy; i. retention of the Public Right of Way which crosses the site and existing footpath links to the High Street and Lockwood Primary School; and j. contributions, as necessary at the time of application, towards other infrastructure enhancements, including local educational and healthcare provision and other community facilities.

Gypsy Lane, Nunthorpe

Land at Gypsy Lane, Nunthorpe (0.79ha.) is allocated for the development of approximately 10 dwellings, to be completed within the plan period. It is expected that any proposals for the site would be subject to the following: a. affordable housing provision, if necessary, in accordance with the requirements of Policy H4; b. accessed from the existing turning head at Gypsy Lane; c. high quality development that preserves or enhances the character or appearance of the Ormesby Hall Conservation Area; d. ensuring the housing footprint does not extend further than the boundary line established by the adjacent residential properties; e. retaining and where possible enhancing the setting of the Grade-II listed boundary stone within the site boundary; f. resolution of surface water drainage issues; g. incorporate an appropriate landscaping scheme throughout the site, including adequate screening along the western boundary with the railway, the retention of hedgerows where possible and planting along the northern boundary to minimise any impact on views from Ormesby Hall; and h. contributions, as necessary at the time of application, towards any other infrastructure requirements, including local educational and healthcare provision and other community facilities.

Morton Carr Lane, Nunthorpe

Land at Morton Carr Lane, Nunthorpe (4.3 ha.) is allocated for the limited development of approximately 30 executive-style dwellings, to be completed within the plan period to 2032. The development would be subject to the following: a. delivering a scheme of particularly high quality and entirely comprising executive-style dwellings in accordance with Policy H2; b. off-site affordable housing contribution in accordance with Policy H4; c. provision of usable public green space in line with Policy N3 and the establishment of a deep woodland buffer and a landscaping scheme throughout the site; d. securing satisfactory vehicular access from the north and including the retention of the public right of way at the north-eastern boundary; e. preparation of a transport statement; f. a flood risk assessment and drainage strategy; g. completion of an ecological audit and any requisite mitigation; and h. contributions, as necessary at the time of application, towards other infrastructure requirements, including local educational and healthcare provision and other community facilities as appropriate.

Longbank Farm, Ormesby

Land at Longbank Farm, Ormesby (21ha) is allocated for the development of approximately 320 dwellings, significant landscaping and open space uses, to be delivered within the plan period to 2032. Proposals for the development of the site will be supported subject to the following: a. achieving satisfactory vehicular access from the A171 to serve the development; b. implementation of a travel plan to encourage more sustainable travel modes, having regard to Policy TA1; c. establishing a deep woodland buffer in the east of the site and high quality peripheral landscaping as appropriate; d. restricting residential development within the higher and more environmentally-sensitive parts of the site; e. on-site affordable housing provision as required under Policy H4; f. usable community green space within the development in accordance with Policy N3; g. provision of a pedestrian link through the site to improve access from existing development to the west; h. ground investigation to include ground stability assessment due to historic mineworking activities in the area; i. incorporation of a sustainable drainage scheme; j. maintaining a wayleave along the western edge of the site to facilitate access to the existing water and sewerage mains; and k. contributions, as necessary at the time of application, towards any other infrastructure enhancements, including local educational and healthcare provision and other community facilities.

Spencerbeck Farm, Ormesby

Land at Spencerbeck Farm, Ormesby (2.4 ha) is allocated for the development of approximately 82 dwellings (61 net additional properties). The development is expected to complete within the plan period. Proposals should include the following: a. on-site affordable housing provision as required under Policy H4; b. creation of a single access and egress point with Normanby Road; c. an appropriate landscaping scheme throughout the site including a peripheral landscaping buffer; d. ground investigation and prior completion of any necessary remediation works following demolition of the existing buildings; and e. contributions, as necessary at the time of application, towards other infrastructure enhancements including local educational and healthcare provision and other community facilities.

Normanby Hall

Proposals for a conservation-led scheme incorporating sensitive residential development of up to approximately 25 dwellings within the grounds of Normanby Hall will be supported. It is anticipated that the development would be completed within the plan period. The development of the site would be subject to the following: a. the restoration and sustainable re-use of the existing Grade II listed building, potentially as housing; b. the restoration and sustainable management of the woodland and parkland areas; c. achieving a development which is sympathetic to the listed building and its setting and minimises disturbance to protected trees, valuable woodland and important wildlife areas; d. satisfactory resolution of access and traffic issues; e. preparation of a flood risk assessment and drainage strategy; f. detailed tree, ecological, building and archaeological surveys and adherence to recommendations emerging from them; and g. contributions, as necessary at the time of application, towards any other infrastructure enhancements, including local educational and healthcare provision and other community facilities.

Normanby High Farm

Land at Normanby High Farm (10ha) is allocated for the development of approximately 150 residential dwellings, with community woodland to be established on the remaining land as part of a wider planting scheme. Housing delivery is expected to complete within the plan period to 2032. Proposals will be subject to the following: a. on-site affordable housing provision in accordance with the requirements of Policy H4; b. an appropriately designed layout which achieves a logical southern extension to the existing High Farm development including the extension of footpath and cycleway links; c. as part of the wider requirement attached to the existing planning consent at High Farm, the establishment of a community woodland within the Spencer Beck Green Wedge; d. open space requirements in accordance with Policy N3; e. an appropriate landscaping scheme throughout the site; f. a pedestrian link to the east to enable direct access to local primary schools and Normanby Road; g. subject to a transport assessment, acceptable vehicular access from Skippers Lane and any off-site improvements; h. the preparation and implementation of a travel plan to encourage more sustainable travel modes, having regard to Policy TA1; i. a flood risk assessment and drainage strategy; and j. contributions, as required, towards other infrastructure enhancements including local educational and healthcare provision and other community facilities.

Land at Former Eston Park School, Eston

Land at the former Eston Park School (3 ha.) is allocated for the development of approximately 100 dwellings, to be delivered within the plan period. It is expected that any proposals would be subject to the following: a. achieving access via the adjacent Fabian Place development, together with any off-site highway requirements as recommended through a transport assessment; b. the preparation and implementation of a travel plan to encourage more sustainable travel modes, having regard to Policy TA1; c. a well-designed scheme, which is integrated with prospective residential development on the town hall site and nearby community uses including existing open space; d. off-site local public open space improvements, specifically playing pitch provision; in accordance withPolicy N3, and having regard to the Developer Contributions SPD and the Redcar & Cleveland Playing Pitch Strategy; e. an appropriate landscaping scheme throughout the site; f. ground investigation and prior completion of any necessary remediation works; g. flood risk assessment and drainage strategy; and h. contributions, as necessary at the time of application, towards any other infrastructure enhancements including local educational and healthcare provision and other community facilities.

Affordable Housing

Subject to economic viability, on all appropriate housing developments of 15 or more dwellings (gross), located outside of the Low Value Area shown on Inset Map 03, a minimum of 15% of the total number of dwellings on-site shall be provided and maintained as affordable housing, in order to meet needs identified in the Strategic Housing Market Assessment. For all housing developments of between 11 and 14 gross dwellings (inclusive) located outside of the Low Value Area shown on Inset Map 03, a financial contribution by way of a commuted sum, equivalent to a 15% on-site affordable housing contribution, will be expected, subject to economic viability. Developments of 10 or fewer dwellings and which have a minimum combined gross floorspace of no more than 1,000 square metres (gross internal area) will not generally be required to make an affordable housing contribution, unless they form part of a rural exceptions site. In determining the tenure mix, type and size of affordable housing to be provided, the Council will have regard to the findings of the SHMA, its successor documents or other appropriate local evidence, in meeting the needs of single people, families and older people and people with support needs within the housing mix. Affordable housing shall normally be provided on-site as part of, and integrated within, housing development to help deliver balanced communities. As such, the affordable housing should be distributed across sites in small clusters of dwellings. The exceptions to this requirement for on-site provision will be: a. developments of between 11 and 14 gross dwellings (inclusive); b. proposed development that is exclusively for executive or executive-style housing, where off-site provision would have wider regeneration benefits and contribute towards the creation of sustainable, inclusive and mixed communities; c. schemes which involve the conversion of a building which is not able to physically accommodate units of the size and type of affordable housing which is required within that locality; d. specialist accommodation where the management of the building(s) would make it difficult to provide affordable housing on-site (such as sheltered accommodation); and e. any other circumstances off-site provision is more appropriate than on-site provision. In the above exceptional circumstances, a financial contribution by way of a commuted sum will be expected, which will be used by the Council to meet affordable housing needs within the borough. The commuted sum shall be calculated in accordance with guidance as set out in the Affordable Housing SPD. Where an applicant considers that the provision of affordable housing in accordance with the requirements of this policy would make the scheme unviable, they must submit a full detailed viability assessment to demonstrate that this is the case and to show the maximum level of affordable housing that could be delivered on the site. The applicant will be expected to deliver the maximum level of affordable housing achievable. Small scale housing schemes of 10 or fewer dwellings that are located outside, but adjacent to, Development Limits of the Service Villages and Villages, as identified in SD2, will be supported where 100% affordable housing is to be provided and maintained in perpetuity, in order to meet a verifiable and identified local need and where the local need cannot be met on sites within settlements. In exceptional circumstances, and where supported by a detailed viability assessment, a small proportion of market housing may be provided, if it can be demonstrated as necessary in order to deliver the affordable housing.

Type and Mix of Housing

Proposals for housing development will be expected to: a. contribute to meeting affordable housing requirements, market housing demand and specialist housing needs as indicated in the strategic housing market assessment or by other evidence; b. provide an appropriate mix of house types and sizes which reflects local housing needs and demand, having regard to the strategic housing market assessment, its successor documents or other appropriate supporting evidence; c. where appropriate, increase the supply of detached dwellings in the borough, including 'executive' or 'executive-style' housing; d. where appropriate, increase the supply of bungalows in the borough; e. achieve a density appropriate to the proposed housing type and mix which supports wider sustainability objectives; f. encourage self-building and custom housebuilding where it is economically viable and where there is an identified need; and g. have regard to the Design of Residential Areas SPD. For the purposes of this policy, executive housing is defined as detached dwellings with 4 or more bedrooms and developed at densities of up to 10 dwellings per hectare. Executive-style housing is defined as detached dwellings with 4 or more bedrooms, developed at densities of up to 20 dwellings per hectare.

Housing Allocations

The housing site allocations set out below are required in order to: a. meet residual housing supply requirements specified under Policy H1 for the period from 2015 - 2032, taking into account existing housing commitments and delivery since 2015; b. provide an appropriate mix of residential developments in accordance with the objectives set out in Policy H2; c. support the sustainable development of the borough and achieve an appropriate development split which is in conformity with the locational strategy set out at policy SD2; and d. provide a continuous supply of housing land which can, throughout the plan period, comfortably evidence a deliverable 5-year housing supply in accordance with the National Planning Policy Framework. If the plan is failing to deliver against its housing requirement and / or unable to demonstrate a five-year housing supply, the remedial actions identified in paragraph 6.14 will be progressed.

Sub-division and conversion of buildings to residential uses

Within development limits, the sub-division or conversion of buildings to residential uses will be permitted provided that the following criteria are met: a. the building is capable of providing the number of units or proposed use to an acceptable standard of accommodation; b. the development will not result in an adverse impact upon local character or residential amenity; c. the proposed development would not give rise to an over-concentration of similar accommodation or exacerbate a shortage of single family dwellings in the local area; and d. the proposal would not give rise to conditions prejudicial to highway safety by reason of additional traffic generation.

Houses in Multiple Occupation

Planning permission for a change of use to a house in multiple occupation will be granted provided: a. the building is capable of providing the number of units or use proposed to an acceptable standard of accommodation; b. the property by reason of its size or location, no longer lends itself to use as a single family dwelling; c. the development will not give rise to conditions prejudicial to residential amenity or adversely impact on the character of the locality; d. that the development will not give rise to conditions prejudicial to highway safety by reason of additional traffic generation; and e. the development will not give rise to an over concentration of properties in multiple occupation in the locality.

Gypsy, Traveller and Travelling Showpeople Accommodation

Land to the west of The Haven, South Bank will be allocated as a Gypsy and Traveller site for a minimum of 9 pitches by 2032. Proposals for other travelling community sites will only be permitted if: the demand for pitches is such that they cannot be provided at The Haven; or an alternative site is required for operational reasons. Proposals for travelling community accommodation will only be permitted where all of the following criteria are met: a. the site will provide adequate accommodation for the number of pitches proposed and the necessary associated infrastructure; b. the site will be adequately screened by existing landscaping or a landscaping scheme incorporated into the development to ensure that there are no adverse visual impacts on the character and appearance of the surrounding area; c. the site has a satisfactory vehicular access from the road network; d. the site will be located close to existing services, including schools and healthcare facilities; e. the site would not be in a high flood risk area; f. the site will be located in an area with compatible neighbouring uses, which would not harm the health and well-being of any travellers that occupy the site; and g. the development is of a reasonable scale and would not over-dominate the closest settlement. All proposals will be considered within the context of the locational policy (SD2).

Skelton

To provide new commercial development. To provide a mix of new housing. To reconfigure the existing industrial estate to meet the needs of modern users. To improve the environmental quality of the area

Developer Contributions

Subject to economic viability, the Council may secure developer contributions in order to fund necessary infrastructure and other community benefits required as a consequence of development. Developer contributions will normally be secured through planning obligations. In the event that the Council adopts a Community Infrastructure Levy (CIL), certain developer contributions will be payable through that mechanism. Planning obligations will be sought where: a. it is not possible to mitigate the impacts of development through the use of a condition; and b. the contributions are fair, reasonable, directly related to the development and necessary to make the development acceptable in planning terms. The Council will have regard to the Developer Contributions SPD and the Affordable Housing SPD when considering the need for Section 106 agreements. Examples of matters for which contributions relevant to the nature and scale of the development will be sought will include: c. affordable housing; d. community buildings, facilities and services; e. open space, sport and recreation; f. drainage and flood prevention measures; g. education facilities; h. highway and rail improvements; i. public transport provision or improvements including bus and rail passenger facilities; j. pedestrian and cycling facilities; k. improvements to landscape, water environments, biodiversity (including habitat creation and management) and heritage assets (including repair or restoration of historic buildings and structures); l. sustainable design and construction; m. local employment and training; n. healthcare; and o. public realm. If the economic viability of a new development is such that it is not reasonably possible to make payments to fund all or part of the infrastructure required to support it, applicants will need to provide robust evidence of the viability of the proposal to demonstrate this. In these circumstances the Council may: p. enter negotiations with the applicant over a suitable contribution towards the infrastructure costs of the proposed development, whilst continuing to enable viable and sustainable development; or q. consider alternative phasing, through the development period, of any contributions where to do so would sufficiently improve the economic viability of the scheme to enable payment. When determining the level of contributions required, consideration will be given to a proposal's overall conformity with the development plan and its contribution towards sustainable patterns of development.

Flood and Water Management

Flood risk will be taken into account at all stages in the planning process to avoid inappropriate development in areas at current or future risk. Development in areas at risk of flooding, as identified by the Environment Agency flood risk maps, will only be granted where all of the following criteria are met: a. the proposal meets the sequential and exception tests (where required) in relation to the National Planning Policy Framework; b. a site specific flood risk assessment demonstrates that the development will be safe, including the access and egress, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall; and c. new site drainage systems are well designed, taking account of events that exceed the normal design standard (e.g. consideration of flood flow routing and utilising temporary storage areas). All development proposals will be expected to be designed to mitigate and adapt to climate change, taking account of flood risk by: d. ensuring opportunities to contribute to the mitigation of flooding elsewhere are taken; e. prioritising the use of sustainable drainage systems (SuDs); f. ensuring the full separation of foul and surface water flows; and g. ensuring development is in accordance with the Redcar and Cleveland Strategic Flood Risk Assessment. A site specific flood risk assessment will be required to be carried out to demonstrate that development is not at risk from flooding and that it does not increase flood risk elsewhere in the following circumstances: h. proposals of 1 hectare in size or greater in Flood Zone 1; or i. proposals for new development (including minor development and change of use) in Flood Zones 3a or Flood Zone 2; or j. proposals for new development in areas susceptible to surface water flooding; or k. proposals situated in an area currently benefiting from defences; or l. proposals situated within 20m of a bank top of a main river; or m. proposals over a culverted watercourse or where development will be required to control or influence the flow of any watercourse; or n. where the proposed development may be subject to other sources of flooding. Surface water runoff not collected for use must be discharged to one or more of the following, listed in order of priority: o. discharge into the ground (infiltration); or where not reasonably practicable p. discharge to a surface water body; or where not reasonably practicable q. discharge to a surface water sewer, highway drain, or another drainage system; or where not reasonably practicable r. discharge to a combined sewer. For previously developed sites, the peak runoff rate from the development to any drain, sewer or surface water body for the 1-in-1 year rainfall event and the 1-in-100 year rainfall event, must be as close as reasonably practicable to the greenfield runoff rate from the site for the same rainfall event but should never exceed the

Developer Contributions

Not provided in passage - policy heading and implementation framework only

Urban Spatial Strategy

Not provided in passage - policy heading and implementation framework only

Coastal Area Spatial Strategy

Not provided in passage - policy heading and implementation framework only

Rural Communities Spatial Strategy

Not provided in passage - policy heading and implementation framework only

Urban Area Spatial Strategy

The Urban Area Spatial Strategy includes the following settlements: Nunthorpe, Eston, Grangetown, Ormesby, South Bank, Lazenby, Normanby, Teesville. The Council and its partners will aim to: Sustainable Communities a. develop a significant area of new housing development at Low Grange Farm; b. improve the older housing areas at South Bank and Grangetown, building upon the successful delivery of the Eco Village; c. develop new housing throughout the Greater Eston area to provide a mix of house types and tenures, including affordable housing and special needs housing, to meet the needs and aspirations of local residents; d. strengthen the role of Low Grange Farm District Centre, whilst safeguarding and supporting improvements to Eston District Centre, the Local Centres and other neighbourhood shops; e. allocate land to the north and west of the Gypsy and Traveller site at The Haven to meet additional need for pitches; f. maintain and, where necessary, enhance sports and community facilities; Economy g. strengthen the links to the South Tees employment area; h. improve the quality and ensure sufficient supply of general employment land; i. support small business growth; j. improve skills and workforce development; k. raise aspirations of school leavers and economically inactive adults; l. develop new business and industry to the north of the A66; Connectivity m. improve pedestrian and cycle accessibility; n. support the delivery of the Tees Valley Bus Network Improvements project; o. continue the upgrade to South Bank railway station; p. improve bus stop facilities; q. investigate the feasibility for providing a Park and Ride facility at Nunthorpe; r. improve access to, and the quality of, broadband internet; Environment s. review allotment provision in-line with local demand; t. enhance existing green routes and improve the linkages between them; u. establish and maintain a network of high quality urban green spaces and links; v. upgrade the general environment with appropriate landscaping around new housing areas; w. safeguard and enhance the significance of buildings, sites, settings and areas of heritage and cultural importance; x. protect and enhance the character and special qualities of the Eston Hills; and y. improve the environment and security of the employment areas.

Coastal Area Spatial Strategy

The Coastal Area Spatial Strategy includes the following settlements: Marske, Redcar, Dormanstown, Saltburn, Kirkleatham. The Council and its partners will aim to: Sustainable Communities: a. promote the role of Redcar town centre as the borough's main service centre for shopping, businesses, services, leisure and community facilities; b. strengthen the role of Redcar as the civic centre for the borough; c. encourage environmental improvements to the public realm of Redcar Town Centre to provide an attractive retail and business offer that is conducive to investment; d. provide upgraded leisure facilities in Redcar; e. support the provision of sustainable housing as part of a consolidated Redcar Town Centre; f. upgrade older housing areas; g. promote new housing development on other sites; h. safeguard and enhance Marske District Centre; i. seek improvements to sports and community facilities; j. support and strengthen the provision of further education facilities; Economy k. deliver significant economic growth and job opportunities through the Tees Valley Enterprise Zone at Kirkleatham Business Park; l. support the growth of the economy, recognising the opportunities to grow the visitor and tourism economy in Redcar and Saltburn; m. investigate the potential to develop art and cultural improvements along the coastline linking Redcar to Saltburn; n. encourage and promote the development of art and culture throughout the area; o. support the development of new hotels and other visitor accommodation in the Coastal Area; p. support the investigation into the feasibility of developing a new pier in Redcar; q. provide managed and move on workspace to support newly qualified students and encourage entrepreneurship; r. support the conservation-led development of Kirkleatham Village for economic uses; s. provide a range of modern commercial premises that meet contemporary business requirements at Kirkleatham Business Park and Redcar; t. encourage improvements to the environmental quality of Longbeck and Warrenby industrial estates; Connectivity u. improve transport connectivity in the heart of Redcar Town Centre; v. improve parking provision; w. improve transport links between the east and west of Redcar; x. secure improvements to existing level crossings; y. safeguard and improve rail access; z. improve access to, and the quality of, broadband internet; Environment aa. promote and support the sustainable use of the foreshore and dunes in the South Gare and Coatham Sands Site of Special Scientific Interest

Rural Communities Spatial Strategy

The Council and its partners will aim to: Sustainable Communities a. enhance the role of Guisborough as the principal rural service centre and promote independent businesses including the retail, leisure and tourism sectors, as well as a focus for new housing; b. support the provision of community facilities in other rural locations to act as hubs for local people and communities; c. broaden the offer of executive housing through the development of exceptionally high quality, individually designed homes in the countryside; d. develop new housing of an appropriate scale, with a mix of types and tenures, in suitable rural settlements; e. improve older and less popular housing areas; f. seek improvements to sports and community facilities; g. support and strengthen the provision of further education facilities; Economy h. safeguard and promote the steel and engineering industries at Skinningrove; i. provide a range of modern commercial premises that meet contemporary business requirements at Skelton Industrial Estate; j. support local enterprise through the creation of well-connected rural hubs that provide start-up and grow-on space in rural settlements; k. promote Guisborough and East Cleveland as tourist destinations; Connectivity l. support the delivery of the Tees Valley Bus Network Improvements project; m. encourage the improvement of rail passenger services; n. improve access to, and the quality of, broadband internet; Environment o. safeguard and enhance the significance of buildings, sites, settings and areas of heritage and cultural importance; p. conserve, protect and enhance the Heritage Coast; q. recognise the special character of the landscape in the rural area, in particular the periphery of the North York Moors National Park; r. promote and enhance Local Nature Reserves, Local Sites and support any future opportunities to improve biodiversity and geodiversity in the East Cleveland landscape opportunity area; s. provide a network of green infrastructure routes into and between the North York Moors National Park and the North Yorkshire and Cleveland Heritage Coast, and between Guisborough and Nunthorpe; t. safeguard the setting of settlements; and u. protect bathing water quality.

Coatham

Land at Coatham (8.7 ha) is allocated for a mixed use development comprising of leisure, tourism, visitor and retail uses. It is expected that the proposals will achieve the following: a. a high quality mixed use development comprising of a range of leisure and tourism uses, including appropriate ancillary uses; b. ground investigation and prior completion of any necessary remediation work; c. contributions, as necessary at the time of application, towards any other services and community infrastructure enhancements; d. good accessibility by sustainable transport, including walking and cycling; e. high quality development that has regard to the character and appearance of the nearby Coatham Conservation Area; and f. a site layout and design informed and supported by a Flood Risk Assessment, where any development is proposed in Flood Zones 2 or 3. Proposals should be in accordance with the requirements of Policy N4, including the provision of any necessary mitigation.

Sustainable Development

When considering development proposals, the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework. We will always work proactively with applicants to secure developments that improve the economic, social and environmental conditions in the area. In seeking positive outcomes, we will work jointly with applicants to find solutions that enable proposals to be approved wherever possible. Planning proposals that accord with the policies in this Local Plan (and, where relevant, with policies in neighbourhood development plans) will be approved without delay, unless material considerations indicate otherwise. Where there are no local planning policies relevant to the application, or where relevant policies are out of date at the time of making the decision, then the Council will grant permission unless material considerations indicate otherwise, taking into account whether: any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or specific policies in that Framework indicate that development should be restricted.

Locational Policy

Development will be directed to the most sustainable locations in the borough. The majority of development will be focused in the urban and coastal areas. Within the rural area, the majority of development will take place in Guisborough and the East Cleveland towns. Only limited development of an appropriate scale will be allowed within the service villages and villages, as defined on the Policies Map. The following settlement hierarchy will be used to guide development: Nunthorpe, Ormesby, South Bank, Teesville, Eston, Grangetown, Lazenby, Normanby (Urban); Marske, Redcar, Dormanstown, Saltburn, Kirkleatham (Coastal); Guisborough, Skelton, Brotton, Loftus (Rural Service Centre / East Cleveland Towns); Lingdale, Boosbeck, Carlin How, New Marske (Service Villages); Skelton Green, Dunsdale, Liverton, Skinningrove, Stanghow, Liverton Mines, Margrove Park, Upleatham, Wilton, Moorsholm, North Skelton, Yearby, Newton under Roseberry (part) (Villages) For all development proposals, regard will need to be made to other policies in the Local Plan, in particular those that safeguard land and/or buildings for nature and heritage conservation, and leisure uses. Wherever possible, priority will be given to the development of brownfield land in sustainable locations, providing it is not of high environmental value, the reuse of existing buildings and limiting development in the countryside. The development of land outside development limits will be restricted to proposals that accord with exceptional criteria set out in Policy SD3. Overall this policy will aim to: a. achieve approximately 60% of all new development taking place in the urban and coastal areas and approximately 40% of all new development taking place in the rural area; b. deliver rural development that is of an appropriate scale to the settlement in which it takes place; and c. restrict development in the countryside to that which meets rural and other exceptional needs. The acceptability of development proposals in a particular location will depend, amongst other things, on the type of use proposed. An Appropriate Assessment will be required for all development that, either alone, or in combination with other plans or developments, is likely to have a significant effect on any Natura 2000 site. Development within 6km of the Teesmouth & Cleveland Coast SPA, which would result in increased recreational disturbance of the site's interest features, will be expected to contribute towards mitigation measures identified in the Recreation Management Plan, unless other appropriate mitigation is provided. Mitigation may also be required for other schemes where significant effects on any Natura 2000 site are identified, regardless of location.

Development Limits

Development limits have been identified on the Policies Map around the urban and coastal areas, and certain towns and villages in the rural area. Within development limits, development will be supported, subject to meeting other policies in the Local Plan. Development beyond development limits, as defined on the Policies Map, will be restricted to: a. an appropriate diversification or expansion of an existing agricultural or forestry activity; b. a recreation or tourism proposal requiring a countryside location; c. facilities essential to social and community needs; d. housing essential for farming, forestry or the operation of a rural based enterprise; e. housing meeting the rural exceptions policy, as set out in Policy H4: f. isolated single dwellings that are of exceptional quality and incorporate innovative design features, reflecting the highest standards in architecture and sustainability; g. a suitably scaled extension to an existing building; h. development required to ensure the conservation and, where appropriate, enhancement of assets of historical significance; i. other development requiring a countryside location due to technical or operational reasons; and j. redevelopment of previously developed land, provided that the site is not of high environmental value and is, or can, be made accessible by sustainable modes of transport. Proposals for the conversion or reuse of existing buildings outside of development limits will be supported where the following criteria are met: k. the building is of a form, character and general design in keeping with its rural surroundings; l. the building is structurally sound and capable of re-use without fundamental rebuilding; and m. the building is large enough to be converted without the need for additional buildings, substantial new extensions or significant alteration.

Coatham

Not provided in passage - policy heading and implementation framework only

Development Limits

Not provided in passage - policy heading and implementation framework only

Protecting and Enhancing the Borough's Centres

To define a hierarchy of centres and safeguard their character. To enhance the safety and environmental quality of the centres. To encourage a wide range of uses within the centres. To protect retail character of Primary Shopping Areas

Cleveland Retail Park

To provide new bulky goods retail development, where there are no suitable in-centre locations

Hot Food Takeaways

To restrict the number and concentration of hot food takeaways in designated centres. To protect and enhance the vitality and viability of designated centres

Leisure and Tourism Development

To secure new leisure and tourism development throughout the borough

Protecting and Enhancing the Borough's Centres

The following hierarchy of town, district and local centres will be used in the Local Plan: Town Centre Redcar District Centres Low Grange Farm, Eston, Guisborough, Marske, Saltburn, Loftus Local Centres Normanby, Brotton High Street, Carlin How, Nunthorpe, Redcar Park Avenue Square, Redcar Roseberry Square, Redcar Ennis, Guisborough Enfield Chase, Skelton High Street, Dormanstown, New Marske Birkdale Road Development proposals for main town centre uses will be focused in town, district and local centres. Any proposal for a main town centre use will be expected to follow the sequential assessment approach set out within the NPPF, favouring locations within existing centres, followed by edge of centre locations. The sequential assessment will not apply to site allocations for main town centre uses, or small-scale proposals for main town centre uses (less than 200m2 gross), except where the site is safeguarded/allocated for another form of development. An impact assessment will be required to support any retail or leisure development outside of an existing centre, where the gross floorspace proposed would be above any of the following thresholds: a. retail development (where Redcar Town Centre is the nearest town or district centre): 1,000m2; b. all other retail development: 500m2; and c. leisure development: i. cinemas, health and fitness clubs, tenpin bowling, casinos, nightclubs and bingo halls: 1,000m2; and ii. cafes, restaurants, pubs and bars: 500m2 The vitality and viability of the town and district centres will be maintained and, where appropriate, enhanced. Measures will include: d. safeguarding the retail character and function of the area. Within Redcar Primary Shopping Area, at least 75% of the units will be retained for A1 use. Within Guisborough Primary Shopping Area, at least 55% of the units will be retained for A1 use. No A5 uses will be permitted within the primary shopping areas; e. enhancing the appearance, safety and environmental quality of the centre; f. encouraging a diversity of uses within the centre (outside of the primary shopping areas) including a range of retail, leisure, social, education, arts, cultural, office, residential and commercial uses. Particular attention will be given to bringing upper floors back into active use; g. safeguarding and improving markets within centres, including increasing their frequency; h. promoting the reuse of vacant buildings, especially those of heritage value and at risk; i. maintaining and enhancing access to the centre by sustainable modes of transport, and encouraging multi-purpose trips; and j. improving the quality and quantity of parking in designated centres, where necessary. The role of local centres in the borough will be maintained and strengthened to better serve the local community. Proposals within local centres will be supported where they contribute to the vitality and viability of the centre and enhance the range and quality of shops and services. Neighbourhood shops, services and community facilities located outside of the borough's centres will be protected where they are important to the day-to-day needs of local communities, particularly in the rural parts of the borough, unless it has been demonstrated that there is no longer a need or demand for the facility or its loss would secure wider community benefits.

Caravan Sites and Tourist Accommodation

Development of new caravan, camping and chalet type sites and accommodation for holiday use, including extensions to existing sites, will only be permitted where it: a. is sited within a mature landscape containing established woodland or forest which screens the site from roads, viewpoints and other public places, or incorporates a comprehensive landscaping scheme which would adequately screen the development from public vantage points; b. does not result in cumulative harm to landscape character from a concentration of similar development; c. avoids an adverse impact upon residential amenity, either alone or in combination with other tourist developments; and d. is satisfactorily accessed from the road network and provides safe pedestrian access points. Any ancillary buildings should be carefully sited and grouped with any existing buildings to limit the visual impact of the development on the surrounding area. Development should be directed to areas at least risk of flooding. Proposals will not be acceptable in Flood Zone 3b and will only be supported in Flood Zone 3a if both the sequential and exceptions tests have been met and in Flood Zone 2 if the sequential test is met.

New Hotel and Guest House Accommodation

Planning permission will be granted for conversions from residential accommodation to guest/boarding houses and new hotels, provided that: a. the use does not adversely impact on local residential amenity or adversely impact on the character of the locality; b. the development will not give rise to an over-concentration of properties in use as tourist accommodation or exacerbate a shortage of single family dwellings in the local area; and c. the existing development will not adversely impact or unacceptably exacerbate existing parking conditions in the locality. Proposals for new hotel accommodation will be required to follow the sequential approach to site selection set out in Policy ED1.

Cleveland Retail Park

Cleveland Retail Park will continue to provide an important role as an out-of-centre retail park. Bulky goods retail will continue to be supported at Cleveland Retail Park, where alternative, suitable, viable and available sites cannot be found within existing centres. All other forms of retail will not be supported at Cleveland Retail Park, unless they have been clearly justified through the sequential assessment approach and a retail impact assessment (where required) in accordance with Policy ED1.

Hot Food Takeaways

Proposals for hot food takeaways in town, district and local centres will only be permitted where the proposed use would not: a. result in the proportion of commercial units in the centre in hot food takeaway uses exceeding 5%; or b. result in more than two adjacent hot food takeaway uses; or c. be located within a designated Primary Shopping Area.

Retail Development on Industrial Estates and Business Parks

Retail uses will only be permitted on existing industrial estates and business parks, in accordance with the requirements of Policy ED6, where it involves: a. proposals for the sale of bulky goods, where it is demonstrated that there are no sequentially preferable sites which are suitable, viable and available; or b. retailing ancillary to, and inextricably linked with, a business or industrial use, where the main use would be inappropriate in a centre; or c. small scale retail and food uses (A1, A3 and A5) providing a local service to those working in an industrial area where there is a deficiency in that service. Total gross floorspace in any one unit should not exceed 200m2.

Leisure and Tourism Development

Leisure and tourism development will be supported throughout the borough. In particular, the Council will support the following: a. new tourist accommodation throughout the borough to meet future needs; b. enhancing the visitor facilities on Redcar Seafront, including the proposals for leisure based development at Coatham; c. promotion and enhancement of Kirkleatham as a leisure and tourist destination, utilising its heritage assets; d. expanding the leisure and tourism economy by capitalising on other heritage assets within the borough; e. enhancing the visitor facilities of Saltburn, in particular the sea front and Saltburn Valley Gardens; f. improving the leisure and tourism offer of Guisborough as a market town destination at the gateway to the North York Moors National Park; and g. expanding the leisure and tourism economy of the rural areas, capitalising on the natural assets of the borough and the surrounding area, particularly the North York Moors National Park. Development for main town centre uses will be expected to follow the sequential assessment approach set out within Policy ED1 and should be supported by an impact assessment where they exceed the locally set thresholds. Development proposals for leisure and tourism uses will be considered in the context of the locational strategy set out in Policy SD2. Loss of tourist accommodation through change of use or demolition will only be supported where it can be clearly demonstrated that there is no demand for the business following an active and exhaustive marketing process for a minimum of 12 months, or their loss would secure wider regeneration benefits.

Loftus

To improve the High Street and reduce vacancies in the District Centre. To deliver new housing. To encourage the redevelopment of vacant sites. To enhance the historic environment

Transport and New Development

The Council and its partners will ensure that the transport requirements of new development, commensurate to the scale and type of development, are taken into account and seek to promote sustainable travel to minimise environmental impacts and support residents' health and wellbeing. Accessibility will be improved and transport choice widened, by ensuring that all new development is served by sustainable transport modes including public transport, footways and cycle routes. Applicants will need to demonstrate that existing or proposed public transport services can accommodate development proposals, or, where appropriate, demonstrate how public transport improvements will be delivered. Connections will be integrated into existing networks with opportunities to improve connectivity identified. In order to support the Redcar and Cleveland Local Transport Plan (and any relevant successor strategies), proposals will be supported that: a. improve transport choice and encourage travel to work and school by public transport, cycling and walking; b. minimise the distance people need to travel; c. where appropriate, contribute positively to wider demand management measures to address congestion, environmental and safety issues; and d. have regard to the number of cycle and car parking spaces as set out within the Tees Valley Design Guide and Specification for Residential and Industrial Estates. Future transport provision should take into account traffic forecasts. This should reflect existing demand and take account of other developments as well as trip reductions predicted as a result of the implementation of demand management measures identified in the LTP. The Council will support the preparation and implementation of travel plans, travel assessments and other mechanisms to encourage the use of sustainable transport modes.

Improving Accessibility Within and Beyond the Borough

The Council will work together with neighboring authorities, the Tees Valley Combined Authority, Tees Valley Unlimited (the Local Enterprise Partnership), the Government, developers and transport providers to improve accessibility within and beyond the borough, which will support economic, tourism and regeneration objectives for both Redcar and Cleveland and the wider Tees Valley. This will include: Redcar and Cleveland Schemes a. improving bus, pedestrian and cycle links to rail stations across the borough; b. working with service operators and other partners to maintain, develop and enhance the network of public transport links focused on key hubs, in particular on the rural service centre, East Cleveland towns and service villages, with frequent services from these centres to the conurbation and wider sub-region, thereby identifying measures to reduce congestion and to support economic growth and the access to jobs; c. improving feeder public transport services from surrounding rural areas to ensure integration with core network services; d. developing innovative demand responsive public transport, rather than rely on more traditional forms of public transport in more remote rural areas; e. working with partners to improve the integration between the different transport modes particularly bus and rail services; f. working with Highways England to improve capacity to the A66, A1053 and A174, particularly Greystones roundabout; g. working with the South Tees Development Corporation to secure the delivery of the South Tees Dockside Road; and h. working with partners to improve transport links to Teesport. Other priorities for improvements to the transport network will be examined as and when required with further detail on the above schemes, and others, available in the Infrastructure Delivery Plan (IDP). Wider Area Schemes i. working with service operators to maintain and develop bus routes, services and passenger facilities, particularly those serving the rural areas and neighbouring centres including Middlesbrough, Stokesley and Whitby, including the delivery of facilities for better interchange between transport modes (bus and rail); j. working with service operators to maintain and develop bus routes, services and passenger facilities, particularly those serving the rural areas and neighbouring centres including Middlesbrough, Stokesley and Whitby, including the delivery of facilities for better interchange between transport modes (bus and rail); k. working with the Tees Valley Combined Authority and Highways England to deliver capacity improvements to the Strategic Road Network including across the sub-region including improvements to the A19, A1085 and A689 to improve access to key development sites, all providing indirect benefits to Redcar and Cleveland; l. working in partnership with neighbouring local authorities to deliver road improvements where they will contribute to reducing congestion. Developments in Redcar and Cleveland may be required to fund schemes in neighbouring authorities where they would otherwise impact on the road network; m. supporting proposals being prepared by Tees Valley Combined Authority and Highways England to deliver improvements to the A66 and A174 road links to the A19 and beyond to the A1/A1(M), providing appropriate access to the strategic highway network from South Tees, to reduce bottlenecks and maintain highway capacity; n. supporting proposals for improvements to passenger rail services and facilities to Middlesbrough and other parts of the North East; o. working with partners to improve the efficiency of freight access and existing freight interchanges within Teesport to support rail loading gauge enhancements to the port, particularly from the East Coast Main Line; and p. working with partners to improve transport connections to the Durham Tees Valley Airport. Where necessary, developers may be required to fund transport improvement schemes through Section 106 agreements where infrastructure provision and capacity would be affected or could constrain new development.

Sustainable Transport Networks

The development of walking, cycling and horse riding routes, will be supported that: a. improve public access to the coast, countryside, North York Moors National Park, the Cleveland Way, the Teesdale Way, the England Coast Path, the National Cycle Network and other public rights of way and open spaces; b. provide and improve safe routes to school; and c. improve linkages between where people live and recreation, open spaces, the countryside and coast, employment areas and town and district centres so that active travel becomes an attractive option for shorter journeys. There will be a presumption in favour of multi-user routes.

Transport and New Development

TA1: Transport and New Development [1,2,3]

Improving Accessibility within and beyond the Borough

TA2: Improving Accessibility within and beyond the Borough [1,2,3]