Planning in Redditch

Leisure, Tourism and Abbey Stadium

A. Leisure, tourism and culture 43.2 Leisure, tourism and culture proposals, including new build, extensions or additions to existing facilities will be promoted and supported where: i. the proposal is located in places that are sustainable and accessible by a choice of transport modes, principally Redditch Town Centre and/or where additional visitor numbers can be accommodated without detriment to the local economy and environment; and ii. they support sustainable tourism or leisure developments and benefit the economy of the Borough and enhance community facilities. 43.3 Consideration should also be given to the potential of the natural environment, including Public Rights of Way and water corridors to provide opportunities for leisure and recreation activities, whilst ensuring that this does not place undue pressure on the natural environment. All proposals should contribute positively to the Green Infrastructure network of the Borough. 43.4 The Borough Council realises the potential for the historic environment to provide opportunities for leisure and tourism and proposals for such will be encouraged, particularly where they result in the enhancement of a heritage asset. B. Abbey Stadium 43.5 The Borough Council will safeguard land within the curtilage and land adjacent to the Abbey Stadium Complex for development which is for leisure and leisure-related uses.

Health Facilities

To help promote healthy and sustainable living for new and existing communities, new and improved health facilities should be in the most accessible locations in the Borough; these are defined by Policy 30 Town Centre and Retail Hierarchy. In addition, the Alexandra Hospital is the main provider of acute medical services for the Borough and surrounding area so this is also an appropriate location for additional health care facilities.

Cemeteries

There are three cemeteries and one Crematorium in Redditch Borough that are owned and managed by the Borough Council. The Crematorium and the largest cemetery (Abbey Cemetery) are located at Bordesley Lane. The other cemeteries in the Borough are smaller in size and burial plots there are no longer generally available. If the current burial rate at the Abbey Cemetery continues, a new site will be needed within this Plan period. The Borough Council will continue to ensure that there is sufficient cemetery land to meet the needs of the Borough. In order to do so, it will be necessary to identify a new cemetery site within the Plan period. Ideally the identified site should meet all the following criteria. The site should be: i. at least 1.7ha in size; ii. easily accessible by a range of transport modes including public transport; iii. located in an area where a tranquil setting for the cemetery can be achieved with appropriate mitigating measures if necessary; iv. in an area that is not currently prone or likely to become prone to water logging. Burials shall take place within the unsaturated zone (between the land surface and the water table) and not within a minimum distance of: 250 metres of any potable supply (including wells and boreholes); 30 metres from any surface watercourse, spring or pond; and 10 metres of any field drain; v. supported by an appropriate risk assessment to demonstrate that there is no adverse risk of pollution to controlled waters including domestic water supplies, or includes appropriate measures, including monitoring (where necessary) to prevent the risk; vi. as near as possible to mains drainage and to other services such as water and electricity; and vii. in an area with appropriate surrounding screening and landscaping for a cemetery or where this can be achieved.

Built Environment

39.1 The Borough consists of the main town of Redditch in the north and the more rural villages of Astwood Bank and Feckenham and several other hamlets to the south. Redditch Borough has a unique built environment based upon the town's transition from a market town with a needle-based industry, through to a New Town and beyond. There is significant pressure for growth in and around the Borough and it is important to ensure that all new development contributes towards creating distinctive, sustainable places and assists in Creating Safe and Attractive Places to Live and Work. 39.2 All development in the Borough should contribute positively to the local character of the area, responding to and integrating with the distinctive features of the surrounding environment, particularly if located within a historic setting. 39.3 All development proposals should: i. seek to optimise the potential of the site to accommodate sustainable development through making the most efficient use of the space available; ii. be innovative and resilient to the effects of climate change, whilst also protecting and enhancing locally distinctive and historic features to improve the character and quality of the local environment; and iii. incorporate features of the natural environment including Green Infrastructure into the design to preserve and continue Redditch's unique landscape features; 39.4 To ensure character and appearance isn't compromised, temporary buildings will be approved for a maximum of 3 years where it is related to an approval for a permanent building. The Borough Council will not look favourably on applications for renewal of temporary permissions. 39.5 Areas should be designed to ensure they make places better for people and proposals have demonstrated that community views have been taken into account in the design of the development.

High Quality Design and Safer Communities

40.1 Good design improves the local environment, helps new development to fit in with its wider surroundings and creates a distinctive sense of place. A well planned environment in which to live and work can help to fight crime and the fear of crime. By using good design the opportunities to commit crime can be limited and this can have an effect on the quality of people's lives. 40.2 Good design should contribute positively to making the Borough a better place to live, work and visit. All development, including proposals for individual buildings, public and private spaces and wider development schemes will be expected to: i. be of a high quality design that reflects or complements the local surroundings and materials; ii. be of an appropriate siting and layout with distinctive corner buildings, landmarks, gateways and focal points at key junctions and other important locations; iii. protect and enhance key vistas to create visual links between places in the Borough; iv. include where appropriate, public art that is well designed, takes into account the risk of crime, is integrated within the overall design and layout of the development, located where it can be easily observed, improves public outdoor space and legibility and creates landmarks; v. aid movement by ensuring all developments benefit from accessibility, connectivity, permeability and legibility, particularly aiding sustainable modes of movement such as walking, cycling and access to public transport; vi. encourage community safety and 'design out' vulnerability to crime by incorporating the principles, concepts and physical security standards of the 'Secured by Design' award scheme; providing infrastructure for policing and emergency services; and considering the incorporation of fire safety measures; vii. provide appropriate space for waste and recycling to minimise any adverse visual impact on the property or the street-scene; and viii. incorporate any relevant guidance contained within Supplementary Planning Documents, for example Designing for Community Safety and Encouraging Good Design.

Shopfronts and Shopfront Security

41.2 The Borough Council will grant permission for new, replacement or altered shopfronts providing: i. that, if the existing shopfront has a design that makes a material contribution to the street scene, it is not capable of repair; ii. its design would be sympathetic in size, architectural style, proportion, material and detailing to the building upon which it would be fitted; iv. that, ground floor uses have an active frontage; and v. it would not detract from the character or appearance of the street or area as a whole. 41.3 The Borough Council supports shopfront security measures that are integral to the design of the shopfront, therefore external roller shutters should only be used in exceptional circumstances. In considering proposals for the installation of shopfront security measures, the Borough Council will apply the principles and standards set out in the Borough Council's Designing for Community Safety Supplementary Planning Document and the Secured by Design award scheme. 41.4 Where shopfront security measures are proposed for Historic Buildings or within Conservation Areas, these will only be considered acceptable where they serve to conserve or enhance the special historic or architectural character of the building or its setting.

Advertisements

42.2 In assessing proposals for advertisements, the Borough Council will require that: i. they are of a scale and character appropriate to the building or site upon which they are to be located and with that of the surrounding buildings; ii. they are of materials and illumination appropriate to the style and age of the building and its setting; iii. they would not adversely affect the street scene, taking into account the cumulative impact of advertisements; iv. they would not impede natural surveillance, obstruct security surveillance cameras; and v. they would not be likely to endanger highway safety. 42.3 In addition to these criteria, applications for advertisements affecting historic buildings, their setting or for buildings located within a Conservation Area should consider the significance of the building, be of a traditional design and in a style sympathetic to the building and its historic context. 42.4 All advertisements should be well maintained and kept in a good condition so as not to detract from the area. 42.10 When granting consent for an advertisement of any sort, the Borough Council will, where appropriate, require that any structure or advert is maintained in a condition that does not impair visual amenity or endanger the public.

Employment Land Provision

Provision is made for the identification of around 55 hectares of land which are available for employment uses for the period up to 2030. Around 27.5 hectares will be accommodated within Redditch Borough and around 5.5 hectares will be accommodated within Bromsgrove District at the north western section of the existing Ravensbank business park. Within this provision, an allowance has been made to accommodate waste management facilities, within Redditch Borough, as identified in the Waste Core Strategy for Worcestershire (November 2012), see Policy 24 Development within Primarily Employment Areas. The Redditch Eastern Gateway has been identified as a key initiative for employment provision to meet Redditch related employment needs. Around 10 hectares will be accommodated in Bromsgrove District at the former Ravensbank ADR, adjacent to the south eastern boundary of the existing Ravensbank business park and further employment provision will be accommodated within Stratford-on-Avon District at Gorcott (around 7 hectares) and Winyates Green Triangle (around 12 hectares). The Redditch Eastern Gateway aims to provide a significant enhancement to the employment land supply through the creation of a high-profile and accessible employment scheme to take advantage of the demand of the M40/M42 corridor to support both existing businesses and to provide the opportunity to diversify the employment base of Redditch and the surrounding areas. Comprehensive development of the three areas that comprise this initiative should: establish a phased master plan for the scheme, providing for a mix of high quality employment uses in an attractive landscaped setting; and take a coordinated and master planned approach for delivery of a new primary access for all three areas to increase their prominence, and provide a gateway to Redditch's wider opportunities. Details of the sites expected to contribute to meeting the Borough's employment needs can be found in Appendix 3 and are shown on the Policies Map. The cross boundary sites are shown on the Key Diagram.

Development within Primarily Employment Areas

Existing Primarily Employment Areas are identified on the Policies Map. Employment land is described as B1 (Business), B2 (General Industrial) and B8 (Storage and Distribution). The purpose of this policy is to ensure that there is an available supply of employment land and to protect employment land from inappropriate development. Development will not be permitted where it would restrict the current or future use or development of Primarily Employment Areas (as defined on the Policies Map) for employment purposes. Non employment development will only be permitted when: i. such development would not cause or accentuate a significant shortage of land for employment use in the Borough or area concerned; and ii. it is no longer viable as an employment area either following a period of unsuccessful marketing or undertaking a viability assessment. Consultation must be undertaken with the Economic Development and Regeneration Service by the applicant to ascertain this; or iii. the site is no longer appropriate for employment use because of at least one of the following reasons and these problems are incapable of resolution in the foreseeable future: it impinges upon residential amenity; it causes substantial transport network, highway or traffic problems; it creates other adverse environmental effects; or technical reasons such as land stability or fundamental infrastructure problems. Primarily Employment Areas are appropriate locations for waste management facilities, subject to other relevant material planning considerations.

Development outside of Primarily Employment Areas

Sites within the urban area other than those within designated Primarily Employment Areas may be suitable for economic development, redevelopment or change of use. Within the Redditch urban area the economic development proposals should: i. be in close proximity to suitable transport routes and services; ii. have regard to the scale and nature of the travel demand across all modes likely to be generated; iii. be accessible from existing residential areas by all appropriate modes of transport and are not dependant upon access by private transport, where amenity is not negatively affected; iv. be acceptable in terms of impact on the wider environment; and v. demonstrate the provision of adequate infrastructure including Green Infrastructure required to support the proposal.

Office Development

Provision has been made for around 14,500 sq m (5.3 hectares) of office development up to 2030, which forms part of the total employment land provision identified in Policy 23 Employment Land Provision. Office development (Use Class B1a) will be considered favourably in Primarily Employment Areas, provided the total floorspace in any one location does not exceed 5,000 sq m. Strategic Sites (Policy 46 Brockhill East and Policy 47 Land to the rear of the Alexandra Hospital) also contain locations suitable to accommodate office development (IN67 and IN69). Within Redditch Town Centre, proposals for new office development or redevelopment of existing office premises into modern office accommodation fit for 21st century business practices is encouraged. In the short term, all proposals for office developments will not only need to contribute towards increasing Town Centre vitality, they will need to remedy detrimental issues currently associated with some Town Centre office stock, such as high vacancy rates and the appropriateness of the accommodation on offer. Where vacant office space within the Town Centre fails to address the detrimental issues identified in the Retail and Office Needs Assessment and remains empty and unfit for purpose, changes of use to other appropriate Town Centre uses will be considered favourably.

Rural Economic Development

Sustainable rural economic development within the Borough will be promoted especially any proposals which deliver economic, social and environmental benefits for local communities. The sequential test approach required for planning applications for main Town Centre uses that are not in an existing centre and are not in accordance with an up-to-date Local Plan should not be applied to applications for small scale rural offices or other small scale rural development. Applications for small scale rural development will be considered on a site by site basis and will need to demonstrate that the proposed use is of a type and scale that is appropriate to the rural character of the area. Proposed development should be accessible via sustainable transport and not generate traffic levels unsuitable for the rural road network. When considering a proposal for the change of use, reuse or conversion of a building, or historic farmstead in a rural area, priority will be given for employment purposes. In some circumstances an element of new build may be appropriate. All applications must consider wider implications such as impact on character of the area and farmstead character, the natural and historic environment, vitality of local surroundings and impact on the road network. Applications for economic uses could also involve an element of residential development where there is justification. Proposals for conversion or change of use to residential use will be examined with particular care to ensure that it would not have an adverse impact on local economic activity and where this is likely the proposal will not be permitted.

Supporting Education, Training and Skills

28.2 Developers of all major applications will be required to provide education and training or funding towards the provision of education and training for local residents in order for them to have the necessary skills to access employment opportunities. 28.3 If the economic viability of meeting these requirements is questionable and this can be demonstrated, the Borough Council will enter negotiations with the developer regarding the appropriate level of provision.

Climate Change

15.2 To be sustainable, new developments must have regard for the need to be climate-resilient. For residential development this policy applies to planning applications of more than 10 units. In order to ensure appropriate consideration of adaptation and mitigation to climate change has been made, applications will be judged against the following criteria: i. development should be placed in accessible locations in order to reduce greenhouse gas emissions. Proposals should take account of the need for accessibility between any development site and key facilities and consider how flexible and smarter working practices can be maximised to reduce transport emissions; ii. the energy efficiency of the development must be maximised through its siting and orientation, and through the adoption of energy conservation measures, including natural ventilation, heating, street trees and lighting; iii. proposals must seek to meet the new national technical standards, excluding the additional optional standards; iv. all new non-domestic development must be assessed against the BREEAM assessment method (or any other national scheme which supersedes it); v. all proposals must demonstrate that the use of sustainable, locally sourced and recycled materials has been considered and the waste hierarchy has been considered (waste minimisation, reuse and recycling) during construction; vi. adaptation measures must be maximised, with particular emphasis on the provision, enhancement and retention of Green Infrastructure (see Policy 11 for further detail). 15.3 The use of small scale renewable technologies will be encouraged in appropriate locations. 15.4 Low carbon vehicle infrastructure in appropriate developments and locations will be encouraged. 15.5 This policy relates to all forms of renewable energy development other than wind energy developments. Wind energy development will be considered against national policy and guidance.

Green Infrastructure

11.2 The Green Infrastructure (GI) Network makes an important and valued contribution to the Borough of Redditch and its distinctiveness. The GI Network is a multifunctional resource that includes, but is not limited to, green spaces and corridors, waterways, natural heritage and wildlife habitats. 11.3 The existing GI Network will be safeguarded and new development will be required to contribute positively to the GI Network, in line with the findings of the Redditch Borough GI Strategy and to support the Worcestershire Sub-Regional GI Framework. Opportunities will be sought to improve and maintain the Network for the benefit of people, wildlife and the character and appearance of the Borough. 11.4 The Borough Council will produce Green Infrastructure Concept Statements to guide masterplanning and development of Strategic Sites.

Open Space Provision

12.2 The Borough Council will aim to maintain minimum standards of open space provision as identified in the Open Space Needs Assessment and Playing Pitch Strategy. New development will be required to make provision for new and/or improvements to open space, sports and recreation facilities in accordance with the Borough Council's Adopted Open Space Provision Supplementary Planning Document (SPD) or any other form of planning obligation the Borough Council adopts. New open space should be strategically located in order for it to contribute to the Green Infrastructure Network and increase its multifunctionality. The Borough Council will support, in principle, the development of new open space, sports and recreation facilities. 12.3 If the demand for allotments increases during the course of this Plan period beyond that which can be accommodated within existing allotments, developers may be required to provide new allotments in association with new developments. 12.4 Local Green Spaces will be designated by the Borough Council through the Allocations Plan, where appropriate, in accordance with the provisions of the National Planning Policy Framework (NPPF). Once designated, Local Green Space will be managed in line with planning policy for Green Belts.

Primarily Open Space

13.1 Open space will be protected and, where appropriate, enhanced to improve quality, value, multifunctionality and accessibility. In order to maintain the levels of open space provision in the Borough, proposals which would result in the total or partial loss of Primarily Open Space will not normally be granted planning permission unless it can be demonstrated that the need for development outweighs the value of the land as an open area. 13.2 In assessing applications for development on Primarily Open Space the following will be taken into account: i. the environmental and amenity value of the area; ii. the recreational, conservation, wildlife, historical, visual and community amenity value of the site; iii. the merits of retaining the land in its existing open use, and, the contribution or potential contribution the site makes to the Green Infrastructure Network, character and appearance of the area; iv. the merits of protecting the site for alternative open space uses; v. the location, size and environmental quality of the site; vi. the relationship of the site to other open space areas in the locality and similar uses within the wider area; vii. whether the site provides a link between other open areas or as a buffer between incompatible uses; viii. that it can be demonstrated that there is a surplus of open space and that alternative provision of equivalent or greater community benefit will be provided in the area at an appropriate, accessible locality; and ix. the merits of the proposed development to the local area or the Borough generally. 13.3 If development is permitted which results in the loss of a playing pitch or allotment site the Borough Council will require the provision of equivalent or improved facilities and/or financial contributions from developers. 13.4 Proposals for development on Primarily Open Space land that contribute to both the Green Infrastructure Network in the Borough and the nature and purpose of the open space may be deemed acceptable by the Borough Council.

Protection of Incidental Open Space

14.1 Areas of open space that are not Primarily Open Space are areas of incidental open space. Whilst incidental open space can make an important contribution to the Green Infrastructure Network and overall open space provision in the Borough, it is acknowledged that it may be necessary to develop some areas of incidental open space. 14.2 Incidental open space will be protected from development unless: i. the need for the development is considered to outweigh the need to protect the incidental open space; ii. it can be demonstrated that the site does not make an important contribution to the Green Infrastructure Network and has no particular local amenity or wildlife conservation value; iii. the site does not have a strategic function separating clearly defined developed areas or acting as a buffer between different land uses; iv. it can be demonstrated that there is alternative provision of equivalent or greater community benefit provided in the area at an appropriate and accessible locality; and v. the incidental open space does not play an important role in the character of the area.

Natural Environment

A. Natural Environment and Landscape 16.2 A high quality natural environment and landscape is integral to delivering the Vision of BORLP4. In order to achieve this all relevant proposals will be expected to: i. demonstrate how the use of natural resources will be minimised; ii. protect and, where appropriate, enhance the quality of natural resources including water, air, land, wildlife corridors, species (including protected species), habitats biodiversity and geodiversity; iii. demonstrate the Borough's distinctive landscape is protected, enhanced or restored, as appropriate and proposals are informed by, and sympathetic to, the surrounding landscape character; iv. avoid any significant adverse impact on skylines and hill features, including established views of these features; v. where possible retain existing trees (including Ancient Trees), woodlands (including ancient woodlands) and hedgerows (including important hedgerows) and semi-natural habitats with appropriate management. Particular emphasis should be placed on the expanding and linking of ancient woodlands, and the creation of targeted new native woodland for wider benefits; and vi. contribute to the achievement of relevant Worcestershire Biodiversity Action Plan targets where appropriate. B. Sites of Wildlife Importance 16.3 The location of sites of national (Sites of Special Scientific Interest), regional (Local Wildlife Sites) and local (Local Nature Reserves) wildlife importance are shown on the Policies Map. Applications for development should aim to conserve and enhance biodiversity by applying the principles of the NPPF. In determining applications affecting sites of wildlife importance, the Borough Council will apply the hierarchy of designated sites and appropriate weight will be given to their importance and contribution to wider ecological networks. 16.4 Due to the national importance of Sites of Specific Scientific Interest (SSSI) proposals likely to have an adverse impact within or outside of a SSSI, either individually or in combination with other developments, will not normally be permitted. An exception will only be made when it can be demonstrated that the benefits of the development clearly outweigh the impact on the site or network of sites. 16.5 New development or land use changes likely to have an adverse effect on Sites of Special Scientific Interest, Local Wildlife Sites and Local Nature Reserves, directly or indirectly, will not be allowed unless there are no reasonable alternative means of meeting that development need and the reasons for development clearly outweigh the intrinsic nature conservation and/or geological value of the site or network of sites. 16.6 In all cases where new development or land use change is permitted, any damage to the nature conservation and/or geological value of the site will need to be kept to a minimum. Adequate and appropriate protection and enhancement of the site's nature conservation and/or geological interest will need to be secured, and where necessary, appropriate and adequate compensatory measures will need to be provided, using conditions and/or planning obligations where necessary.

Flood Risk Management

17.2 In considering all proposals for development, the following principles will be applied: i. the expectation that all development should fall within Flood Zone 1; ii. where land in Flood Zones 2, 3a or 3b ('Functional Floodplain') or above one hectare in Flood Zone 1 is proposed for development, a comprehensive Flood Risk Assessment (FRA) will be required; iii. incorporation of water efficiency measures and appropriate Sustainable Drainage (SuDS) techniques that utilise retention methods. For Redditch, suitable methods include greywater recycling, rainwater harvesting, green roofs, permeable surfaces, swales and ponds. SuDS techniques which provide water quality improvements, utilise natural environment features and contribute to the Borough's Green Infrastructure will be encouraged. 17.3 Any development sites that are located in areas that are subject to flood risk will need to demonstrate that there are no other reasonable locations for development in accordance with the 'Sequential Test' and 'Exception Test' (where appropriate) as set out in the National Planning Practice Guidance and have regard to the Strategic Flood Risk Assessment (SFRA) for Redditch. A sequential approach should also be taken in site design. Development will be designed to be safe taking into account the lifetime of the development, and the need to consider and adapt to climate change. 17.4 In addition, any development in areas that are subject to flood risk will need to demonstrate that adequate flood protection has been incorporated on site and that the effects elsewhere have been fully assessed and mitigated against. Opportunities should be sought to demonstrate flood risk improvements, wherever possible to provide multiple benefits when managing flood risks, for example to provide amenity benefit or ecological improvements. It is expected that any on-site flood defences required will be provided and financed by the developer of the site. 17.5 Where practicable, flood risk should be reduced by increasing flood storage, improving flood flow routes and/or removing existing obstructions to flow.

Water Management and Flood Risk

18.2 All development will be required to manage surface water and will be required to treat all surface runoff on site. Sites of one hectare or more will be required to: i. allocate suitable land and incorporate SuDS techniques within the drainage design for the development; ii. ensure that discharge rates from the development do not exceed and, if possible, improve upon existing runoff rates; and iii. provide on-site attenuation for the 1% annual probability of flooding or 1 in 100 chance in any year plus an allowance for climate change. 18.3 Sites of less than one hectare will be expected to apply the same criteria, as appropriate. 18.4 The development of any site should not lead to deterioration of EU Water Framework Directive (WFD) water body status nor have a negative impact on water quality, either directly through the pollution of surface or ground water or indirectly through overloading of sewage treatment works. Development should, where necessary and feasible, help to conserve and enhance watercourses and riverside habitats. 18.5 Applications for development within an area of waste water collection or treatment infrastructure capacity constraint, as identified by the Water Cycle Study, must demonstrate that the necessary infrastructure is in place to serve the development and that appropriate consultations have been conducted with the sewerage undertakers, the Borough Council and any other relevant bodies. 18.6 With regard to foul water disposal, developments should first look to connect to the main foul sewer as the preferred most sustainable option. Only once it has been demonstrated that it is not feasible to connect to the mains sewer should the developer consider non-mains foul drainage options. 18.7 Any major residential development (as defined in the Town and Country Planning (Development Management Procedure) (England) Order 2015 or any subsequent replacement) within the Bow Brook and Batchley Brook catchments should meet a water efficiency target of 110 litres per person per day.

Effective and Efficient Use of Land

5.2 Effective and efficient use of land must be sought in all new development schemes. With respect to residential development, this will be achieved in the following ways: i. the reuse and regeneration of Previously Developed Land (PDL) will be actively encouraged. Where the economic viability of a scheme on PDL is questionable, and can be fully demonstrated by the applicant, the Borough Council may negotiate a more appropriate level of infrastructure provision, or deferred payment scheme with the applicant, in order to secure beneficial reuse of a site; ii. densities of between 30 and 50 dwellings per hectare will be sought in Redditch Borough, and 70 dwellings per hectare will be sought on sites for residential development that are within or adjacent to Redditch Town Centre and the District Centres; iii. higher densities will be sought in locations close to public transport interchanges; and iv. higher densities will also be sought in other locations where it can be demonstrated that there will be no detrimental impact on the amenity, character and environmental quality of an area. 5.3 Applicants should refer to the most up to date Strategic Housing Market Assessment to determine the most appropriate types of dwellings required throughout the Borough. Lower density developments may be appropriate on some smaller sites, self-build sites or when providing bungalows. In these situations, lower densities will be considered acceptable where the scheme reflects the Borough's housing needs, there are site specific limitations which negate standard densities being met, or where there would be a detrimental impact on the amenity, character and environmental quality of an area if the standard densities were to be pursued on-site. 5.4 Schemes for the development of private residential gardens will generally not be supported unless they lie within existing settlements, integrate fully into the neighbourhood, and can clearly demonstrate that there would be no detrimental impact on the current and future amenity, character and environmental quality of the neighbourhood. Development may be supported if there are substantial overriding environmental, social and economic benefits to justify the development. 5.5 With respect to non-residential development, schemes on PDL, which propose the re-development of tired or redundant sites, will be considered favourably. 5.6 There will be a presumption against development on PDL where it can be clearly demonstrated that over time, land has been afforded beneficial amenity value or where biodiversity issues would be compromised through redevelopment of the site. 5.7 Development proposals on land likely to be affected by contamination should demonstrate that the site is capable of appropriate remediation without compromising development viability or the delivery of sustainable development.

Green Belt

8.2 The designated Green Belt, located predominantly in the south west of the Borough is identified on the Policies Map. The exceptional circumstances required to amend the Green Belt Boundary have been demonstrated through the preparation of the Borough of Redditch Local Plan No.4. 8.3 Applications for development in the Green Belt will be determined in line with national planning guidance on Green Belts and other relevant policies within the development plan.

Open Countryside

9.2 The Open Countryside outside of the Green Belt is identified on the Policies Map. Development in the Open Countryside will not be permitted except where it is: i. clearly necessary for the purposes of agriculture or forestry and cannot be sited in a settlement; or ii. it is required to support small scale recreation; or iii. it is a necessary accompaniment to the establishment and success of an existing or new enterprise which itself needs to be located outside a settlement; or iv. an acceptable, sustainable reuse of a rural building of a substantial and permanent construction and where it is capable of reuse without major or complete reconstruction; or v. a replacement of, and comparable in size with, an existing building; or vi. an extension to an existing building which is in scale with the original building and does not become the dominant feature; or vii. in accordance with Policy 2 Settlement Hierarchy.

Historic Environment

36.2 Designated heritage assets including listed buildings, structures and their settings; conservation areas; and scheduled monuments, will be given the highest level of protection and should be conserved and enhanced. Non-designated heritage assets, nationally important archaeological remains and locally listed heritage assets, and their settings will also need to be conserved and enhanced in a manner appropriate to their significance and contribution to the historic environment. 36.3 Heritage assets are an irreplaceable resource and those at risk should be protected. The sensitive adaptive reuse of buildings at risk will be encouraged where they may secure the future of a heritage asset. Proposals that will lead to substantial harm to or loss of significant heritage assets will not be permitted. Where there is to be a loss of a heritage asset that has been agreed, developers are required to record, archive and make information about the asset publicly accessible. 36.4 Heritage-led regeneration will be encouraged, particularly when related to the Town Centre Strategic Site, but also at any other site of historic value. Proposals which aim to realise the leisure and tourism potential of the historic environment will also be encouraged where these will result in enhancements to heritage assets and/ or enhancement of the wider historic environment. 36.5 Applications for development affecting any heritage asset or its setting must be accompanied by a heritage statement. The level of detail should be proportionate to the significance of the heritage asset and the likely level of impact. Where a development site includes or has the potential to include heritage assets with archaeological interest, developers must submit an appropriate desk-based assessment and, where necessary, a field evaluation. Where appropriate, development proposals will be expected to have regard to the Historic Environment Assessment for Redditch Borough.

Historic Buildings and Structures

37.2 Built heritage is key to preserving the distinct local identity of the Borough and all historic buildings and structures should be conserved and enhanced in a manner appropriate to their significance. The Borough Council will conserve and enhance its historic buildings and structures by: i. supporting applications for development that conserve and enhance a building/structure, its setting and any features of special architectural or historic interest; ii. supporting heritage-led regeneration in the Town Centre that enhances the existing historic environment through high quality development that is sensitive to its context; iii. recognising the international significance of Redditch's metal–based industries, particularly needle making and its contribution to the development of the Borough. Buildings and structures associated with the Borough's industrial heritage have been given the highest level of protection and where there are opportunities to better reveal their significance, proposals will be expected to do so; iv. encouraging use of the Worcestershire Farmsteads Guidance where proposals relate to a Historic Farmstead; v. working with owners of historic buildings and structures to increase understanding of the heritage asset and where appropriate provide support in developing proposals that are sensitive to the historic building or structure; and vi. maintaining a Schedule of Locally Listed Heritage Assets (the Local List), and encouraging local communities to identify local features, buildings or structures of historic interest that may be included on the Local List. 37.3 The Borough Council will implement strict controls over the use, extension or alteration of a historic building, structure or its setting. The sensitive adaptive reuse of buildings or structures at risk will be encouraged, particularly where they may secure the future of a heritage asset. 37.4 Applications for development that will harm or result in the loss of a historic building or structure will not be permitted unless there is a clear and convincing justification demonstrating that the harm or loss is necessary to deliver substantial public benefits that cannot be achieved through an alternative design or location or that all of the criteria in paragraph 133 of the National Planning Policy Framework have been met.

Conservation Areas

38.2 Proposals for development within Conservation Areas will be required to conserve and enhance the character or appearance of the area. All development proposals, including extensions and alterations to existing buildings and structures will be expected to: i. demonstrate a creative design solution, specific to the site in question and the use to be accommodated; ii. ensure the siting of any development respects the pattern of buildings, historic layout, existing open spaces, trees and boundary treatments; iii. demonstrate attention to the proportion, form, massing and scale of the development and buildings that surround it; iv. demonstrate attention to the quality, sourcing and application of materials, finishes and detail, reflecting but not necessarily copying the elements of existing buildings within the area; and v. ensure that views into or out of a Conservation Area are protected and enhanced. 38.3 Proposals which ensure the sensitive adaptive reuse of vacant buildings or encourage investment into the area, particularly in the Church Green Conservation Area will be looked at more favourably. 38.4 Where trees contribute to the character or appearance of Conservation Areas then their preservation and protection will be sought. The Borough Council will not allow the loss of trees of high amenity value or the felling or other works to a tree which would detract from its contribution to the character or appearance of the area. 38.5 Loss of a building (or other element) which makes a positive contribution to the significance of a Conservation Area will not be permitted. Where a loss of a heritage asset has been agreed, developers are required to record, archive and make information about the asset publicly accessible. 38.6 The Borough Council will conserve and enhance Church Green Conservation Area by: i. recognising the importance of Church Green as focal point for the Town and as a key civic space; ii. protecting views in, out and within the area, particularly that of St Stephen's Church and its spire; iii. supporting high quality schemes on sites that currently detract from or make a negative contribution to the area; iv. supporting heritage-led regeneration in line with Policy 31 Regeneration for the Town Centre and the Redditch Town Centre Strategy; v. continuing with improvements to the public realm through new signage, lighting and street furniture; vi. protecting the open space around St Stephen's Church and seeking opportunities to strengthen its links with the Borough's Green Infrastructure Network; and vii. supporting applications for shopfronts, signage and other advertisements which are of a sympathetic design that is complementary to the shopfront, building and its historic context. 38.8 The Borough Council will conserve and enhance the Feckenham Conservation Area by supporting proposals which complement and improve the existing character and appearance of the area.

Rural Workers Dwellings

10.2 New dwellings in the Green Belt and Open Countryside outside of the settlements of Astwood Bank and Feckenham will only be permitted where there is an essential need for a rural worker to live at or near their place of work. Applications for rural workers dwellings in the Green Belt will be determined in accordance with national planning policy on Green Belts. A. New permanent dwellings will be allowed to support existing agricultural activities on well-established agricultural units, providing: i. there is a clearly established existing essential functional need; ii. the functional need relates to a full time worker or one primarily employed in agriculture; iii. the unit and agricultural activity is well established, is financially sound and has a clear prospect of remaining so; iv. the functional need could not be fulfilled by another existing dwelling on the unit or any other existing accommodation in the area which is suitable and available; v. the proposed dwelling is of a size commensurate with the established functional need; and vi. all other material planning considerations are satisfied. B. If a new dwelling is essential to support a new farming enterprise on a new or existing unit, an application should be made for temporary accommodation. Such proposals will need to demonstrate: i. clear evidence of a firm intention to develop the new enterprise; ii. an essential functional need relating to the enterprise; iii. the new enterprise has been planned on a sound financial basis; iv. the functional need could not be fulfilled by another existing dwelling on the unit or any other existing accommodation in the area which is suitable and available; v. the proposed accommodation is genuinely temporary and the necessary infrastructure can be provided without permanent harm; and vi. all other material planning considerations are satisfied. C. The Borough Council will use conditions to restrict the occupancy of dwellings permitted by this policy to rural workers. Applications to remove such conditions will not be permitted unless the applicant can demonstrate there is no longer any realistic agricultural need for the restriction to remain.

Settlement Hierarchy

The location and scale of new development should accord with the following settlement hierarchy and reflect the services present, accessibility, character and local distinctiveness of each settlement. Redditch urban area, as the Main Settlement shall be the focus for development as it provides the highest level of services and facilities provision and offers the most sustainable location for development. Where need cannot be met within the Borough, development will be focussed adjacent to the Borough boundary in urban extensions. Astwood Bank is a Sustainable Rural Settlement, excluded from the Green Belt, which offers an appropriate range of services and facilities. Development within the settlement boundary, as defined on the Policies Map, will be the focus for identified development needs and supporting local services and infrastructure. Feckenham is a small, rural settlement predominantly set within the Green Belt, which offers limited local facilities but has important conservation and historic merit. In order to conserve and enhance these characteristics, development within or adjacent to the settlement boundary, as defined on the Policies Map, will provide for locally identified affordable housing and other locally identified development needs only, in accordance with the most up-to-date guidance in the National Planning Policy Framework and Parish Housing Needs Survey.

Housing Provision

4.2 Provision is made for the construction and completion of around 6,400 dwellings between 2011 and 2030 to meet the local housing requirements identified in the Strategic Housing Market Assessment. 4.3 Around 3,000 dwellings can be accommodated within Redditch Borough. Approximately 3,400 dwellings are to be accommodated in Bromsgrove District (see Appendix 1, Redditch Cross Boundary Development). Details of the sites expected to contribute to meeting the Borough's housing needs can be found in Appendix 2 and are shown on the Policies Map and Key Diagram. 4.4 The Borough Council seeks to achieve a mix of housing types in terms of size, scale, density, tenure and cost which reflects the Borough's housing needs. The Borough Council will encourage the provision of housing for elderly people. When considering proposals for new residential development, consideration will be given to the extent that the proposed scheme reflects these requirements in accordance with the current Strategic Housing Market Assessment and/or the Worcestershire Extra Care Housing Strategy. 4.5 In order to achieve a supply of flexible and inclusive housing in the Borough that caters for life-long occupancy, all new affordable housing for rent will be expected to comply with the new technical standards, excluding the additional optional standards. The private sector development industry will be encouraged to implement these new technical standards within their development schemes.

Brockhill East

Brockhill East Strategic Site is located on the north west boundary of the Redditch urban area and is ideally located to support a significant amount of Redditch's housing, employment and associated community facilities alongside adjacent development across the Redditch Borough boundary in Bromsgrove District. This strategic site is currently greenfield and has been previously designated as Green Belt in parts; however exceptional circumstances exist to allocate this site to meet development needs. Furthermore, as development of this site progresses, it will positively enable development of a key employment site (previously referred to as IN67) to come forward to contribute towards the Borough's employment needs. A Strategic Site at Brockhill East is appropriate for a high quality mixed use development comprising around 1,025 dwellings, employment (8.45ha) and relevant community facilities and services including, a District Centre (including convenience retail store), a first school and a sustainable public transport network. Development of the Brockhill East Strategic Site should ensure that the following principles are applied: Development type i. incorporate a mix of housing types and provide the Borough Council's current standard of affordable housing provision; ii. serviced employment land to be delivered concurrently in Phase Two to match housing delivery within the strategic site. Employment land must be actively marketed; iii. the type of employment uses must provide an appropriate and sympathetic buffer between existing employment uses to the south of the site and future neighbourhood development to the north; iv. deliver a District Centre of a high quality design, avoiding design flaws that contribute to a feeling of being unsafe which meets local convenience needs; v. deliver a school capable of use as a community facility, including playing pitches; vi. the inclusion of a portion of mixed use live-work units would be considered favourably in this location; Design and the environment vii. the whole Strategic Site must be designed to successfully integrate with the existing Brockhill area. Its design must be appropriate to allow a natural extension to the urban area, and use the sites features to improve the character and quality of the area and the way it functions; viii. development must respect and be sympathetic to the topography of the site, in particular design consideration should be given to the steeper slopes with no development on prominent ridge lines and any excessive remodelling of land avoided; ix. green infrastructure must be provided based on the needs identified in the Green Infrastructure Concept Statement for Brockhill East, including open spaces (in line with the Open Space Provision SPD), landscaped areas, the utilisation of the Red Ditch and/or new balancing areas for biodiversity opportunities; x. the quality, diversity and distinctiveness of the landscape character and important natural, man-made and historic features must be conserved, enhanced and where necessary, restored; xi. landscaping should be reflective of the Wooded Estateland landscape type, with sensitive landscape treatment being applied along the site boundaries; xii. appropriate mitigation measures must be implemented to ensure protection of the natural environment, with benefits from development to biodiversity captured; xiii. the Historic Environment Record should be consulted during the formulation of development proposals to establish the potential for heritage assets and used to inform any necessary appraisal or evaluation of the site; xiv. proposals should consider how they can improve the ecological status of the River Arrow and the Batchley Brook; Infrastructure xv. proposals should demonstrate that there is no adverse risk of pollution to controlled waters through the submission of an appropriate risk assessment and if necessary, a site investigation and mitigation scheme; xvi. the Strategic Site must be accessible by a choice of modes of sustainable transport. Investment in necessary transport infrastructure, service improvements and Smarter Choices measures should be delivered, including facilitating appropriate pedestrian connectivity; xvii. a link road from Brockhill Drive (B4184) to Weights Lane should be implemented which incorporates any necessary environmental improvements; xviii. a Transport Assessment must be provided which demonstrates how the implications of the development will be mitigated against, also detailing the safe access and egress arrangements into the site; xix. enable the access roundabout that could facilitate the delivery of Bordesley Bypass; xx. flood risk measures must be informed by a site specific flood risk assessment and flood modelling will be required, with all mitigation measures fully implemented and no development taking place within 8m of the watercourse; xxi. appropriate SuDS systems to attenuate and balance any surface water runoff must be incorporated and balancing areas implemented to adequate safety standards; xxii. drainage system upgrades identified in the Water Cycle Strategy must be in place to enable development; and xxiii. drainage proposals

Land to the rear of the Alexandra Hospital

47.1 This Strategic Site is currently greenfield, ideally located in the Woodrow area of Redditch to support a significant amount of housing and employment development to support the delivery of the Local Plan Vision and Objectives. The development of the site is also considered to add value to the existing health facilities. The site is proposed for a mixed use development, incorporating B1 offices and housing. 47.2 A parcel of the land is the subject of an adopted SPD (2007) for employment purposes, however during the development of the Local Plan it has emerged that a more viable way of bringing the land forward is to incorporate a wider site boundary and develop the Strategic Site for a mixed use development. Infrastructure ix. proposals should demonstrate that there is no adverse risk of pollution to controlled waters through the submission of an appropriate risk assessment and if necessary, a site investigation and mitigation scheme; x. ensure appropriate waste water treatment infrastructure is in place to support development; xi. develop the site sequentially to direct development to areas of the site at lowest flood risk and submit a site-specific Flood Risk Assessment (FRA) which assesses the watercourse to the south of the site, and drainage impact assessment; xii. complete a detailed Transport Assessment (incorporating traffic modelling) to assess any impacts and implement all mitigation measures that may be required; xiii. assess the cumulative impacts of development of the site on transport infrastructure with solutions delivered in line with the policies in this Plan, in particular footpaths and cycleways to connect the site to Redditch Town and the transport interchange at the front of the hospital; xiv. incorporate any necessary infrastructure identified for the effective delivery of the site; and xv. drainage proposals for the site should include appropriate pollution prevention measures to avoid risks to controlled waters. 47.5 This Strategic Site is expected to be delivered within 5 years following Local Plan adoption. The Borough Council will issue further strategic planning guidance in order to guide and accelerate the sustainable delivery of this Strategic Site. 47.6 Planning permission will not be granted for any scheme which would restrict the delivery of the entire Strategic Site, or the achievement of the development principles.

Webheath Strategic Site

48.1 Webheath is located on the south west boundary of the Redditch urban area and is ideally located to support a significant amount of Redditch's housing requirements. i. incorporate a mix of housing types including housing which meets the needs of the ageing population. The provision of bungalows and / or 1 bedroom flats/maisonettes that meet Lifetime Homes Standards would be welcomed in this area; ii. the design of this site must be of a high quality and appropriate to its surroundings, taking all opportunities available to improve the character and quality of the Webheath area and the way it functions; iii. the open character of the site and special features of the landscape should be retained through sympathetic design and through ensuring open space is integral to the design; iv. legibility and a central sense of place should be provided through good design, with views from and into the site incorporated and maximised; v. topography of the site should be respected with any excessive remodelling of the land avoided wherever possible; vi. green infrastructure must be provided based on the needs identified in the Green Infrastructure Concept Statement for Webheath, including open spaces (in line with the Open Space Provision SPD); vii. planting and landscaping must be incorporated (informed by a Hedgerow Assessment), to enhance the ecological and woodland features of the site, including the unnamed watercourse and trees to capture all benefits for biodiversity; viii. submission of an ecological survey and an archaeological survey to be approved by the Borough Council; ix. proposals should consider how they can improve the ecological status of the Bow Brook; x. The Historic Environment Record should be consulted during the formulation of development proposals to establish the potential for heritage assets and used to inform any necessary appraisal or evaluation of the site; xi. development proposals should address contamination associated with any previous uses on the site, including the disused sewerage works, through the submission of an appropriate risk assessment and if necessary, a site investigation and mitigation scheme; xii. the Strategic Site must be accessible by a choice of modes of transport, particularly sustainable transport. Investment informed by a Transport Assessment is required for necessary transport infrastructure, safe access, service improvements and Smarter Choices measures should be delivered; xiii. pedestrian links should be provided between the site and the Green Belt area to the west for recreational purposes, and also to the existing Webheath area to the north. Cycle and pedestrian links should be provided to link into existing cycle and footpath networks to Redditch Town Centre and where public rights of way exist these should be incorporated into any design proposals; xiv. biodiversity enhancements should be provided along transport routes such as SuDS schemes; xv. any necessary measures to mitigate flood risk are to be implemented and flood modelling will be required, which must be outlined in a site specific Flood Risk Assessment. Development will only be permitted in Flood Zone 1; xvi. drainage system upgrades identified in the Borough Council's Outline Water Cycle Strategy must be in place to make development acceptable. This includes upsizing of local sewers and an appropriate solution to dealing with waste water; xvii. appropriate SuDS systems to attenuate and balance any surface water runoff must be incorporated; xviii. infrastructure deficits arising from the cumulative impact of the site being developed should be provided through financial contributions, implemented early on in developing the site or, where appropriate future proofed to allow their delivery at a later stage; and xix. a defensible Green Belt boundary must be maintained or where appropriate enhanced at the south and west of the site, along the existing Green Belt boundary outlined on the Policies Map.

Woodrow Strategic Site

49.1 A site which lies to the rear of properties 1-11 Auxerre Avenue, Greenlands was identified for residential development in both Local Plan No.2 and Local Plan No.3. The site was the subject of a SPD, adopted in March 2006, which allocated the site for 100% affordable housing. Also, the site of the former Dingleside School has been identified through the Strategic Housing Land Availability Assessment as appropriate for residential development and the boundary of this site lies adjacent to the Auxerre Avenue site. Together these two parcels of land form one Strategic Site. 49.2 A Strategic Site at Woodrow is appropriate for residential development incorporating the former Dingleside School, former playing fields and land to the rear of properties 1-11 Auxerre Avenue. This Strategic Site must ensure that the following will apply to the development of this site: i. it will incorporate a mix of housing types (180 dwellings) and provide the Borough Council's current standard of affordable housing provision; ii. the development will be accessible by a choice of modes of transport, incorporating any necessary infrastructure improvements and include a pedestrian link between Woodrow North and the linear park and Woodrow District Centre; iii. the site is in a strategically accessible location where enhanced pedestrian links should be created to Studley Road and hence services to the Town Centre, creation of linkages between different uses and can thereby create more vibrant places; iv. good design should contribute positively to making this area better for residents. Design must be appropriate in this context, and take this opportunity to improve the character and quality of the area and the way it functions; v. this site will promote regeneration to improve the well being of communities, improve facilities, promote high quality and safe development and create new opportunities for the people living in the communities; vi. green infrastructure must be provided, including open spaces (in line with the Open Space Provision SPD), landscaped areas, and new balancing areas for biodiversity opportunities; vii. proposals will be required to be in accordance with the Open Space Provision SPD, which requires on-site provision of open space or contributions to off-site provision; viii. the Historic Environment Record should be consulted during the formulation of development proposals to establish the potential for heritage assets and used to inform any necessary appraisal or evaluation of the site; ix. a pedestrian link to nearby bus stops should be considered – particularly connecting to Studley Road, environmental improvements including green infrastructure should be enhanced along these links; x. ensure transport infrastructure required to support this site is in place and supported by a Transport Assessment; xi. the cumulative effects of development on transport infrastructure must be assessed and solutions sought in line with the policies in this Plan, with particular regard to the cumulative effects of the delivery of this Strategic Site; xii. ensure that benefits for biodiversity are captured from the development of this site in order to contribute to urban quality and green space; xiii. the development will work with and respect the topography of the site and avoid any excessive remodelling of land; xiv. surface water must be managed sustainably and is not connected to the foul/combined water sewer; and xv. ensure appropriate waste water treatment infrastructure is in place to support development.

Affordable Housing

6.5 Redditch Borough Council is keen to promote opportunities for its residents to access low cost, high quality housing, which presents opportunities to buy as well as rent. Therefore, the Borough Council will seek to create sustainable communities by ensuring that a mixture of dwellings with regard to size, type and tenure that reflect local housing need, are provided on, and integrated within, each site as appropriate. 6.6 Contributions towards affordable housing will not normally be sought from development of 10 units or less, and which have a maximum combined gross floorspace of no more than 1000 sq m (gross internal area). On sites of 11 or more dwellings (net), a 30% contribution towards the provision of affordable housing will be expected. On-site provision should be made and must incorporate a mix of dwelling types and sizes, which reflect the site's characteristics, the development as a whole, and meets the needs identified in the Borough Council's most up to date Strategic Housing Market Assessment or other up to date local housing need surveys, and in consultation with the Borough Council's Housing Strategy Team. 6.7 The Borough Council will seek to negotiate the mix of affordable housing tenures on individual schemes taking account of local needs, the housing mix in the local area and the impact on viability. A mix of the following tenures will generally be sought: - Social rented; - Intermediate housing/ Affordable rent. 6.8 To create mixed and balanced communities affordable housing should be distributed throughout new developments and not be visually distinguishable from market housing. 6.9 In exceptional circumstances, where the economic viability of affordable housing contribution is questionable, and this can be fully demonstrated against the Affordable Housing Viability Assessment Toolkit, the Borough Council may negotiate a more appropriate level of affordable housing provision, or deferred payment scheme where appropriate, with the applicant.

Gypsies, Travellers and Travelling Showpeople

7.2 Provision will be made for new Gypsy, Traveller and Travelling Showpeople pitches, in line with an up-to-date assessment of permanent and transit accommodation needs in line with Government guidance. 7.3 The Borough Council will allocate site(s) to meet identified need through an Allocations Plan. Proposals for new sites will be required to demonstrate that they: i. are located within a reasonable distance of existing facilities and transport networks with satisfactory access and highway arrangements; ii. where appropriate, are located on Previously Developed Land; iii. are well screened and landscaped and will not cause unacceptable harm to the character and appearance of the surrounding area; iv. will not result in loss of amenity to any neighbouring development, specifically in relation to the transport movements associated with Travelling Showpeople yards; and v. have, or are capable of having, a satisfactory water supply, sewerage and refuse disposal facilities.

Redditch Cross Boundary Development

I. A detailed masterplan/planning framework will be required for each site setting out an integrated and comprehensive approach to the delivery of sustainable communities including housing, employment, retail, leisure, community facilities and infrastructure. The masterplan should demonstrate how any key constraints and opportunities identified have been addressed. II. Development will require an integrated transport strategy setting out how the sites will be connected to the wider road network, including sustainable travel measures and any new and improved access arrangements. III. Significant improvements in passenger transport will be required resulting in integrated and regular bus services connecting both sites to key local facilities. In particular, services should be routed through both Site 1 Foxlydiate and Site 2 Brockhill, with all dwellings to be located accessible to the bus network. IV. Walking and cycling routes should be well integrated with the Green Infrastructure Network. Site 1 Foxlydiate should make full use of existing walking and cycling routes, such as Sustrans Route No. 5 and Monarch's Way and Site 2 Brockhill should create routes. V. Both sites will have an overall Strategy and Management Plan for Green Infrastructure which maximises opportunities for biodiversity and recreation, whilst protecting existing biodiversity habitats and landscape geodiversity. Green Corridors should be created around Spring Brook in Site 1 Foxlydiate and the Red Ditch in Site 2 Brockhill. Both sites should be sensitively designed to integrate with the surrounding existing environment and landscape. In particular, development should be respectful and sympathetic to the topography of the sites, with no development on prominent ridge lines and where appropriate retain tree lined boundaries. VI. Flood risk from the Spring Brook on Site 1 Foxlydiate and the Red Ditch on Site 2 Brockhill East should be managed through measures that work with natural processes to improve the local water environment. A detailed, site specific, Flood Risk Assessment will be required. This must provide a model of the nearby ordinary watercourses to ascertain the design flood extents, including the 1% plus climate change allowances, and determine the developable area of the site. This will inform the sequential approach and the need to include any necessary avoidance or mitigation measures such as the incorporation of open space and green infrastructure within the floodplain regime. Surface water runoff must be managed to prevent flooding on, around and downstream of both sites through the use of Sustainable Drainage Systems (SuDS). VII. Water efficiency measures will meet the tighter Building Regulations optional requirement of 110 litres per person per day. VIII. SuDS proposals on Site 1 must provide an appropriate level of treatment to avoid pollution risks to controlled waters, and be designed to achieve the greenfield rate of run-off, maximise recharge to the underlying aquifer and support water levels in the Bow Brook. In accordance with the objectives of the Water Framework Directive, development should ideally contribute towards the improvement of, but as a minimum not have a deteriorative effect on, the water bodies associated with the site. IX. An appropriate assessment of the pollution risks to controlled waters on Site 1 Foxlydiate will be produced taking account of any previous contaminative uses on the site including the historic landfill, and the risks associated with the proposed uses. X. Proposals for development will need to ensure that sufficient capacity of the sewerage systems for both wastewater collection and treatment is provided through engagement with Severn Trent Water Ltd and the Environment Agency and delivered at the appropriate stage. XI. Supporting developments that follow the water conservation hierarchy. Where standards currently exist for a particular non-domestic building type in BREEAM, maximum points should be scored on water and a minimum of 25% water savings for any other development. XII. All development must be of a high quality design and locally distinctive to its surrounding rural and urban character; contribute to the areas' identity and create a coherent sense of place; and respect and enhance the setting of any heritage asset. There should be a continuous network of streets and spaces, including the provision of public open spaces, creating a permeable layout with well-defined streets. XIII. Development proposals should incorporate provision for any necessary infrastructure to be delivered in parallel with the implementation of new development. XIV. Any proposals for development on either site must not individually or cumulatively jeopardise the future use of any other part of the site (s) or impede the delivery of the two sustainable communities. XV. To ensure the protection of Heritage Assets, future proposals including development boundaries should be in conformity with Policy BDP20 and informed by an understanding of the Setting of Heritage Assets set out in the most recent Setting Assessment(s) produced, or formally endorsed, by the Council in accordance with current Historic England guidance. Specifically, built development should not take place in the 'no development' areas identified in the Hewell Grange and Lanehouse Farm Setting of Heritage Assets Assessments (both dated December 2015).

Broadband and Telecommunications

29.3 In order to support the expansion of electronic communications networks, (including telecommunications and high speed broadband) all developments should make provision for the service infrastructure required at the design stage of any proposal suitable for occupiers of all development. For the provision of broadband, developers should work with a recognised network carrier to design a bespoke duct network, wherever practicable, for the development. Developers should also consider the inclusion of other forms of infrastructure, such as facilities necessary to support mobile broadband where possible and where it is viable to do so. 29.4 All service infrastructure should be designed to ensure minimal disruption, should the need for maintenance, adaption or upgrades arise. 29.5 Applications for telecommunication development (including notifications and for prior approval applications) will be required to demonstrate: i. less-intrusive sites or practical technical solutions have been explored; ii. the potential for sharing sites has been explored and it is not possible to combine the proposal with existing or committed masts/installations; iii. they meet the International Commission guidelines on non-ionising radiation protection (ICNIRP) taking account of the cumulative effect; and iv. the development has been sympathetically designed, sited, landscaped and camouflaged where appropriate to minimise its visual impact on the building/structure, the character and appearance of the surrounding area and impact on residential amenity.

Presumption in Favour of Sustainable Development

When considering development proposals the Borough Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework. It will always work proactively with applicants jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in this Local Plan (and, where relevant, with polices in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision then the Borough 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.

Development Strategy

3.2 All Strategic Sites for development can come forward immediately in accordance with the policies in the Local Plan. The locations of Strategic Sites and the development principles they are expected to meet can be found in Strategic Site Policies (Policy 31, Policy 34 and Policies 46 to 49). 3.3 With regard to all development, sites focussed on the urban area of Redditch are encouraged to be developed earlier in the Local Plan period in accordance with Policy 2 Settlement Hierarchy, with the exception of local needs housing, which should come forward throughout the Plan period as and when 'need' arises. 3.4 In all cases, and in particular with the Strategic Sites, the suitability of sites to be brought forward for development will be determined following satisfactory demonstration of how all necessary infrastructure to enable development will be funded and delivered. This should be thoroughly demonstrated with particular reference to the Borough Council's most up-to-date Infrastructure Delivery Plan. 3.5 The Borough Council will monitor the delivery of all development in line with the National Planning Policy Framework's requirements. Should the required rates of housing or employment delivery not be achieved, the Borough Council will employ proactive planning measures such as Supplementary Planning Documents, Local Plan review, compulsory purchase, active engagement with developers or investigating potential funding sources.

Town Centre and Retail Hierarchy

30.4 This retail hierarchy helps to concentrate on providing for retail growth in tandem with the needs generated by economic and population growth and relative to the role and function of the centres in the retail hierarchy. 30.5 In order to achieve this, prior to commitments, Redditch Borough Council will seek to plan for approximately 30,000 sq m of comparison floorspace and 10,000 sq m of convenience retail for the period up until 2030. This will meet the needs of Redditch Borough and will incorporate regeneration opportunities. 30.6 The maintenance of the vitality and viability of the Town Centre can be assured if the following principles are applied to development within the Town Centre or to development for Town Centre uses: i. promoting the redevelopment and diversification of the Town Centre by providing vibrant mixed use areas and enhanced public realm; ii. promoting the appropriate reuse and redevelopment of land and existing floorspace within or immediately adjacent to the Town Centre; iii. promoting a vibrant and safe, high quality, evening economy comprising a mix of leisure and entertainment uses suitable and accessible for all members of the public; iv. include new retail comparison and convenience provision where possible; v. encourage appropriate small specialist shops; vi. provide a regular outdoor market; vii. development in accordance with the retail hierarchy detailed below: Tier 1 Town Centre - Redditch Town Centre should: i. be the preferred location for major retail developments, large scale leisure, tourist and cultural activities, social and community venues and entertainment and large scale office uses (Class B1a), and other uses that attract large numbers of people. Tier 2 District Centres - Matchborough, Winyates, Woodrow, Church Hill, Headless Cross, Crabbs Cross, Batchley, Lodge Park and Astwood Bank should: i. provide day to day needs, supported by a limited range of other shops and non-retail services serving their local communities; ii. be appropriate for environmental enhancements. Tier 3 Local Shops/Parades which are individual shops or small groupings of shops should: i. provide essential day to day services for local communities. 30.7 This policy sets out a hierarchy of centres where investment in retail and other development of an appropriate scale and nature will be promoted, and existing provision enhanced to facilitate sustainable development.

Regeneration for the Town Centre

31.5 The extent of Redditch Town Centre is shown on the Policies Map. The Town Centre boundary has been extended. 31.6 In order to secure the regeneration and future of Redditch Town Centre, regard should be had to both the retail vision within BORLP4 and the Redditch Town Centre Strategy. 31.9 To deliver significant amounts of the Borough Council's residential, retail and office requirements, development within the Town Centre should not compromise the above projects and should achieve the following principles: i. incorporate a mix of uses including residential, employment (B1), retail and leisure; ii. promote excellent accessibility by a range of sustainable transport modes, incorporating any necessary infrastructure improvements; iii. include safe and well designed buildings and places, incorporate any relevant guidance contained within Supplementary Planning Documents, for example Designing for Community Safety and Encouraging Good Design; and iv. Supporting heritage-led regeneration in the Town Centre that enhances the existing historic environment through high quality development that is sensitive to its context. 31.10 The following mix of uses should be applied to individual proposals: i. Church Road/ North West Quadrant is the preferred location for convenience and comparison retail as part of a mixed-use development also incorporating food and drink and leisure developments; ii. Edward Street is appropriate for any Town Centre use. Convenience retail uses are also appropriate if it can be demonstrated that convenience retail cannot be accommodated at Church Road/ North West Quadrant; iii. Prospect Hill should provide a mixed-use development of Offices (B1) and residential uses. 31.11 The Borough Council would not insist that all three parcels be redeveloped together. However individual proposals for each parcel should ensure that appropriate considerations have been made to the potential linkages between the sites and increased accessibility within the Town Centre and the Kingfisher Shopping Centre.

Protection of the Retail Core

The Retail Core of the Town Centre, as defined on the Policies Map, is an area of Primary Shopping Frontage. Within the Retail Core planning permission for change of use from Class A1 to A2, A3, A4 or A5 or any other use considered appropriate to a shopping centre will only be acceptable if the proposed use does not result in a continuous frontage of more than two non-retail units; (units are defined as shopfront width of about 6 metres; larger units will be assessed in terms of unit lengths). Proposals for non A1 uses that demonstrably contribute to the vitality and viability of the Centre will be assessed on their own merits.

Use of Upper Floors

Proposals which bring into use the vacant upper floors of buildings within the Town Centre and District Centres will be encouraged providing that the existing use of the ground floor is safeguarded. Furthermore, the works needed to secure access to the upper floors should not detrimentally affect the appearance of the building. Planning permission will not normally be granted for alterations to premises that would prejudice access to, or the reuse of, upper floors.

District Centre Redevelopment

District Centres play an important role as foci for local needs shopping, community and health facilities. This policy relates to Matchborough, Winyates and Woodrow District Centres. To achieve the Vision, the promotion of the vitality, viability and sustainability of these District Centres will be sought, therefore the following principles will apply when considering proposals for redevelopment: i. be consistent in scale and function with its role as a District Centre; ii. not result in the unacceptable loss of retail floorspace, recognising its primarily retailing role; iii. propose a scheme where the uses are compatible with one another; iv. have well designed buildings and spaces with provision for green infrastructure. Special consideration should also be given to how to clearly define public and private spaces; v. propose a scheme that takes opportunities to design out crime and make the District Centre feel safer incorporating any relevant guidance contained within Supplementary Planning Documents, for example Designing for Community Safety and Encouraging Good Design. vi. propose a scheme with good accessibility to and from the neighbouring residential areas particularly in terms of walking and cycling and from the wider areas by public transport; and vii. consider reusing vacant upper floors.

Health of District Centres

It is important to maintain the appropriate balance of uses in the Town and District Centres to maintain their vitality and viability, particularly during the day so that centres continue to serve the retail and other needs of local communities. The policy will apply to proposals for hot food takeaways and for restaurants and drinking establishments where the hot food takeaway is more than an ancillary element of the business. Limiting the number of hot food takeaways will support individuals to make healthy food choices. Proposals for new or a change of use to Class A5 Uses in District Centres will only be permitted where it will not result in the overall proportion of A5 uses exceeding 25% of the total percentage of units within that Centre. Where this figure has been exceeded already in some District Centres, new proposals will be resisted. To ensure that retailing needs of communities is maintained, A5 uses within parades of shops will only be considered where the intensity of the non-retail uses has not become too great and where there are no negative effects on the environment.

Sustainable Travel and Accessibility

19.2 Transport will be coordinated to improve accessibility and mobility, so that sustainable means of travel, reducing the need to travel by car and increasing public transport use, cycling and walking are maximised. This will be achieved by: i. meeting development requirements in accessible locations and taking account of interactions between uses. This includes maximising accessibility to, from and between public transport modes and interchanges (bus and rail), maximising accessibility to and from the development sites and increasing access to and from Redditch Railway Station for users, particularly where access points into the Borough create a gateway; ii. delivering a comprehensive network of routes for pedestrians and cyclists that is coherent, direct, safe, accessible and comfortable to use. Building on, adapting and extending the pedestrian and cycle network that exists, in particular following 'desire lines' of the pedestrian and ensuring that all members of the community can comfortably move around the Borough; iii. ensuring that infrastructure for pedestrians and cyclists that is well designed and safe is prioritised in residential areas and the Town Centre and facilitates walking, cycling and public transport use. Proposals should incorporate appropriate, safe, convenient, well over-looked and well maintained pedestrian and cycle access as an integral feature of the proposed design. Where appropriate new developments should prioritise cycleways which run adjacent to footpaths. The provision or improvement of off-site cycle routes, footpath links and related infrastructure will be sought in appropriate locations. The Green Infrastructure Network should also be fully integrated into the pedestrian network and cycleways; iv. developing the network of cycle routes particularly the National Cycle Network route (wherever an opportunity exists). Cycleways will be sought that are appropriate to the location; v. effectively managing the Primary Route Network (PRN) and prevent new accesses onto the network; vi. ensuring that public transport infrastructure, services and information is provided for users and operators in order to encourage the use of public transport; vii. supporting the provision of coach parking where appropriate; and viii. providing measures which reduce the impact of the environmental problems (including potential Air Quality Management Areas) associated with transport growth and bring forward environmental improvements particularly along major transport routes.

Transport Requirements for New Development

20.1 In order to deliver the transport aspirations set out in Policy 19 Sustainable Travel and Accessibility, proposals for development are required to achieve the following standards and are required to submit the following information: i. a Transport Assessment will be required where it is considered that development will have significant transport implications. The assessment of traffic impact should be undertaken in line with the policies in the Plan and other relevant transport policy and guidance; ii. a Travel Plan will be required alongside all developments which generate significant amounts of movement; iii. all proposals should incorporate safe and convenient access arrangements in their design for all potential users (including pedestrians, cyclists, emergency services and waste collection vehicles). Access arrangements should be designed to reflect the function and character of the development and its wider surroundings; iv. all proposals should discourage unintended through traffic ("rat runs") within the development site and/or between sites; v. all proposals will be expected to be located accessible to local services (in accordance with the retail hierarchy this should either be a parade of local shops or a District Centre) and a public transport link (i.e. bus stop or train station); vi. proposals should include parking standards as prescribed by Worcestershire County Council Local Transport Plan No.3 Highways Design Guide; vii. the cumulative effects of development on transport infrastructure must be assessed and solutions sought in line with the policies in this Plan and other relevant transport policy and guidance, with particular regard to the cumulative effects of the delivery of the Strategic Sites; viii. ensure that development does not have a detrimental effect on land safeguarded for road development and/or improvement schemes as depicted on the Policies Map; ix. ensure that development does not have a detrimental effect on land safeguarded for Public Transport Routes as depicted on the Policies Map; x. the Borough Council will use mechanisms such as planning conditions and planning obligations, including financial contributions where necessary to secure the timely delivery of any necessary transport mitigation measures; and xi. development of transport infrastructure provision will be coordinated in line with the up to date Infrastructure Delivery Plan, which will be subject to regular review.

Alexandra Hospital Public Transport Interchange

21.1 A public transport multi-modal interchange is required on the site of the Alexandra Hospital. When developing the public transport interchange facility the following principles should be applied: i. the interchange facility will serve to connect a number of bus routes in the area and improve the level of bus service to and from the hospital; ii. the interchange facility could include improved waiting facilities and information systems for taxi, bus or community transport users and car pick up and drop off facilities at the Alexandra Hospital; iii. the interchange facility scheme has the potential to include measures to improve access to/from the hospital for taxis, buses and community transport; iv. the interchange facility must link important facilities and services within the Borough; v. the design, layout and access arrangements of surrounding developments relative to the interchange must be safe and convenient so as to maximise the walking and cycling catchment population for public transport services; and vi. have regard to the impact on the environment, safety, the economy and accessibility. 21.2 Development will not normally be permitted where it might prove detrimental to the proposed interchange. Where appropriate, provision should be made by developers for improvements to and/or the development of interchange facilities.

Road Hierarchy

22.1 The Borough Council will continue to endorse and pursue the principles of a structured road hierarchy and will seek to extend such principles to any new development. Due regard will be given, in the assessment of development proposals, to the traffic management objectives and design philosophy of the road hierarchy. Development proposals which do not accord with these objectives and philosophy will not normally be allowed.