Planning in Rugby

Healthy, Safe and Inclusive Communities

The potential for creating healthy, safe and inclusive communities will be taken into account when considering all development proposals. Support will be given to proposals which: • Provide homes and developments which are designed to meet the needs of older people and those with disabilities; • Provide energy efficient housing to help reduce fuel poverty; • Design layouts that minimise the potential for crime and anti-social behaviour and improve community safety; • Contribute to the development of a high quality, safe and convenient walking and cycling network; • Contribute to a high quality, attractive and safe public realm to encourage social interaction and facilitate movement on foot and by bicycle; • Seek to encourage healthy lifestyles by providing opportunities for formal and informal physical activity, exercise, recreation and play and, where possible, healthy diets; • Improve the quality and quantity of green infrastructure networks and protect and enhance physical access, including public rights of way to open space; • Deliver, or contribute to, new and improved health services and facilities in locations where they can be accessed by sustainable transport modes; • Provide good access to local shops, employment opportunities, services, schools and community facilities; and • Do not involve the loss of essential community buildings and social infrastructure.

Health Impact Assessments

Development above the thresholds set out below will need to demonstrate that it would not generate adverse impacts on health and wellbeing: • All residential development of 150 units and above and where the site area is 5 hectares or above; • Non-residential development where the area of development exceeds 1ha; and • Development located on an industrial estate exceeding 5ha. Where development proposals meet the above criteria, an assessment of potential impacts on health and wellbeing should be demonstrated through: • A Health Impact Assessment screening report; and • A full Health Impact Assessment where the screening report identifies that significant impacts on health and wellbeing would arise from the development. Where required, Health Impact Assessments should be prepared in accordance with the advice and best practice for such assessments as published by the Department of Health and other agencies, such as the Coventry and Rugby Clinical Commissioning Group, Public Health Warwickshire, University Hospitals Coventry and Warwickshire NHS Trust. Where it is demonstrated that a development proposal would have a significant adverse impact on wellbeing, the Borough Council may require appropriate mitigation measures through planning conditions, financial or other contributions secured through planning obligations and/or the Council's CIL charging schedule.

Protection and Provision of Local Shops, Community Facilities and Services

Proposals that would result in a significant or total loss of a site and/or premises currently or last used for a local shop, post office, public house, community or cultural facility or other service that contributes towards the sustainability of a local settlement or the urban area will not be permitted except where the applicant demonstrates that: • Alternative provision of equivalent or better quality, that is accessible to that local community, is available within the settlement or will be provided and made available prior to commencement of redevelopment; or • There is no reasonable prospect of retention of the existing use as it is unviable as demonstrated by a viability assessment and all reasonable efforts to secure suitable alternative business or community re-use been made for a minimum of 12 months or a period agreed by the Local Planning Authority prior to application submission. Provision of new community facilities and services will be supported provided that: • It is readily accessible by a choice of means of transport, including by foot and cycle; • The nature and the scale of the development would be commensurate with its function to provide facilities for the local resident population. The nature and scale of service provision will reflect and relate to the size and function of the individual settlement; and • The development would not adversely affect the vitality and viability of the Town Centre or any planned town centre development.

Neighbourhood Level Documents

Neighbourhood Plans The Council will support communities in the preparation of neighbourhood plans. Neighbourhood plans will need to: • Have been through an independent examination process and have been made by Rugby Borough Council; • Be in general conformity with the strategic policies of this Local Plan; and • Not promote less development than is set out in this Local Plan. Once made a neighbourhood plan forms part of the Development Plan for the Borough. The planning policies contained within a made neighbourhood plan will be used alongside the policies of this Local Plan to determine decisions on planning applications. Neighbourhood plans can also help to inform the requirement and scope of development contributions associated with a planning permission. Parish Plans and Design Guides Parish Plans and design guides will need to: • Have been endorsed by Rugby Borough Council; and • Be in general conformity with the Local Plan. Parish Plans and Design Guides do not form part of the development plan for the Borough. They will be a material consideration in determining decisions on planning applications.

Comprehensive Development of Strategic Sites

Proposals for the development of strategic sites of over 100 dwellings should be supported with information outlining how the specific characteristics of each site have been considered in the masterplanning, design and viability assessments of proposals. More specifically, proposals for strategic sites must include: • Provision of and/or connection to a direct, high quality public transport link between the site and key transport hubs such as railway stations and the town centre; • Provision of and/or connection to a comprehensive cycle network to link residential areas with the key on-site facilities, such as schools and community buildings, and comprehensive connections to existing adjacent developed areas; • Further on-site and off-site measures to mitigate transport impact as detailed in the Infrastructure Delivery Plan, including access to the local road network as deemed necessary through the Transport Assessment and agreed by Warwickshire County Council and the Highways Agency; • Provision of and/or contribution to community facilities such as schools, community buildings and sports facilities; • Comprehensive onsite Green Infrastructure Network, utilising existing habitats where possible, which links to adjacent networks; The specific characteristics of each site will determine how these requirements will be met. This will be influenced by constraints, and the masterplanning, design and viability, where relevant policies in this Local Plan apply. Further onsite requirements are determined through the application of other relevant policies in this Local Plan.

Previously Developed Land and Conversions

The Council will support the redevelopment of previously developed land where proposals are compliant with the policies within this Local Plan. In particular consideration will be given to the following: • The visual impact on the surrounding landscape and properties; • The impact on existing services if an intensification of the land is proposed; and • The impact on any heritage or biodiversity assets. Proposals to re-use and adapt existing buildings in rural areas will be permitted subject to the following criteria: • The building is of permanent and substantial construction; • The condition of the building, its nature and location, makes it suitable for re-use or adaptation; • The proposed use or adaptation can be accommodated without extensive rebuilding; • The proposal is of a high quality and sustainable design, retaining the external and/or internal features that contribute positively to the character of the building and its surroundings; • The proposal retains and respects the special qualities and features of Listed and other traditional rural buildings; and • The appearance and setting of the building following conversion protects, and where possible enhances, the character and appearance of the countryside. Proposals which are deemed to be Permitted Development or where Prior Approval is required and granted under The Town and Country Planning (General Permitted Development) (England) Order 2015 (or any subsequent updates to this) will be determined under the provisions of the GPDO. For proposals which involve changes to historic assets or their setting, this policy should be read in conjunction with SDC3: Protecting and Enhancing the Historic Environment.

Sustainable Design

All development will demonstrate high quality, inclusive and sustainable design and new development will only be supported where the proposals are of a scale, density and design that responds to the character of the areas in which they are situated. All developments should aim to add to the overall quality of the areas in which they are situated. Factors including the massing, height, landscape, layout, materials and access should also be a key consideration in the determination of planning applications. The Council will consider appropriate housing density on a site by site basis with decisions informed by local context of the area in terms of design considerations, historic or environmental integration, local character, identified local need and, where relevant, a Neighbourhood Development Plan. Proposals for new development will ensure that the living conditions of existing and future neighbouring occupiers are safeguarded. Proposals for housing and other potentially sensitive uses will not be permitted near to or adjacent sites where there is potential for conflict between the uses, for example, an existing waste management site. Such proposals must be accompanied by supporting information demonstrating that the existing and proposed uses would be compatible and that the proposal has addressed any potential effects of the existing use on the amenity of the occupiers of the proposed development. Developers should provide adequate off-street storage space for wheeled bins, including storing recycling, to serve all new residential properties, including conversions. This requirement is particularly important in designated Conservation Areas where the visual importance of the street scene has been acknowledged and there is a duty for the area's character and appearance to be preserved or enhanced. Provision can be in the form of storage space integral to the design of the property, dedicated space externally, in a communal storage area, or in underground waste storage systems. Proposals relating to the enhanced energy efficiency of existing buildings will be supported in accordance with the most up to date national regulations.

Landscaping

The landscape aspects of a development proposal will be required to form an integral part of the overall design. A high standard of appropriate hard and soft landscaping will be required. All proposals should ensure that: • Important site features have been identified for retention through a detailed site survey; • Features of ecological, geological and archaeological significance are retained and protected and opportunities for enhancing these features are utilised (consideration will also be given to the requirements of policies NE1 and SDC3 where relevant); • Opportunities for utilising sustainable drainage methods are incorporated; • New planting comprises native species which are of ecological value appropriate to the area; • In appropriate cases, there is sufficient provision for planting within and around the perimeter of the site to minimise visual intrusion on neighbouring uses or the countryside; and • Detailed arrangements are incorporated for the long-term management and maintenance of landscape features.

Employment Allocations

The following sites will be allocated for employment development and associated infrastructure and uses as shown on the Policies Map: Ref Site name Allocation DS4.1 Coton Park East 7.5 ha DS4.2 Rugby Radio Station* 16 ha DS4.3 South West Rugby 35 ha *planning permission granted.

Protection of Rugby's Employment Land

With the exception of any sites allocated for other forms of development in this Local Plan, all employment sites, including the Existing Strategically Significant Employment Sites, Core Strategy allocations and new Local Plan employment allocations, as shown on the Policies Map, will be retained for employment purposes in the following use classes: B1(a), B1(b), B1(c), B2 and B8. Proposals for new employment development (including expansion of established businesses and upgrading, improvement or redevelopment of existing premises) will be permitted within all employment areas subject to accordance with other policies in the Local Plan. Provision should be made for the accommodation needs of small and medium sizes enterprises within both existing employment sites and new allocations. The infilling or the partial or complete redevelopment of existing employment sites will be supported subject to the consideration of potential impacts to their surroundings against the relevant policies in the Local Plan and national policy, in particular those sites located in the Green Belt. All land currently or last used for employment purposes will be protected where a site continues to make a viable contribution to economic development within the Borough. However, in order to ensure land used for economic development continues to provide jobs in the local economy, where a site is proven to be no longer viable for employment uses, a proposal for change of use to a non B-use class may be considered acceptable. For proposals that would involve the change of use or loss of any land used for employment purposes, evidence must be provided to demonstrate that the land or unit under consideration is no longer viable for a B-use class. The evidence provided should consider each of the six tests listed below in order to demonstrate to a sufficient level that market signals indicate that there is no reasonable prospect of the site being used for employment purposes and/or that an alternative land use would support sustainable local communities. The six tests are: • Whether the site is allocated or designated for employment land. Such sites will be given greater protection. • Whether there is an adequate supply of employment sites of sufficient quality in the locality to cater for a range of business requirements. This would involve an assessment of vacant units or land currently being marketed. • Whether the site is capable of being serviced by a catchment population of sufficient size. This may include consideration of whether there is a suitable balance between population and employment in the relevant area settlement, what the impact of employment loss on commuting patterns might be and whether there would be a detrimental impact on the local economy from loss of the employment land. This will be particularly relevant in rural locations. • Whether there is evidence of active marketing. For allocated or designated sites evidence of active marketing should be submitted. This should be for a continuous period of 24 months and should be through a commercial agent with local or sub-regional practice connected to Rugby Borough, at a price that genuinely reflects the market value in relation to use, condition, quality and location of the floor space. A professional valuation of the asking price and/or rent will be required to confirm that this is reasonable. • Whether redevelopment of the site for employment use could be brought forward, taking account of site characteristics (including physical factors, accessibility and neighbouring uses). If employment redevelopment is not viable, whether mixed use redevelopment could be brought forward. It must be demonstrated that consideration has been given to alternative layouts and business uses, including smaller premises with short term flexible leases appropriate for SMEs. • Whether firms are likely to be displaced through redevelopment, whether there is a supply of alternative suitable accommodation in the locality to help support local businesses and jobs and whether this would promote or hinder sustainable communities and travel patterns.

Employment Development Within Rugby Urban Area

New employment development within use classes B1(b), B1(c), B2 and B8 will be permitted within the urban area boundary, including new land within an amended urban area boundary following new allocations made in this Local Plan. Any such developments will be subject to compliance with all other relevant policies in the Local Plan and national policy. Applicants will be required to demonstrate that any potential impacts on neighbouring land uses, particularly those especially sensitive to noise, visual amenity or air quality impacts arising from industrial uses are avoided, or where this is not possible, mitigated to an acceptable level. New employment development within use class B1(a) Offices will be permitted in Rugby town centre subject to the provisions of the Town Centre policies in this Local Plan. Office proposals will be permitted on designated employment sites outside the town centre where it is demonstrated that there are no sequentially preferable sites available, or where it can be demonstrated the office proposal is genuinely ancillary, in size and scale, to an existing employment use.

Employment Development Outside Rugby Urban Area

With the exception of those sites allocated for employment purposes in this Local Plan, or with a current B use class, employment development will not be permitted outside the Rugby urban area except in the following circumstances: • Conversion of a building for employment purposes, subject to its location and character, including historic or architectural merit, being suitable for the proposed use and it having been in existence for at least ten years; or • Redevelopment, at a similar scale, of an existing building or vacant part of an existing employment site for employment purposes, where this would result in a more effective use of the site; or • Sustainable expansion of an existing group of buildings for business uses where the site is readily and regularly accessible by means of transport other than the private car; or • A building or structure related to agriculture, horticulture or forestry where it is genuinely required as an ancillary use for an existing rural employment development. To be considered acceptable, any proposals meeting one of these exceptions must also demonstrate compliance with all other relevant policies in the Local Plan, in particular where a proposal is located in the Green Belt. All proposals will be subject to a thorough assessment to make sure their scale, nature and location are appropriate, including the need to: • Limit the impact on local communities, the character of the local landscape, and the natural environment; • Minimise impact on the occupiers and users of existing properties in the area; • Avoid an increase in traffic generation that would have a severe impact on the local road network, unless suitable mitigation to address the impact can be provided; • Make provision for sustainable forms of transport wherever appropriate and justified; and • Prioritise the re-use of brownfield land and existing buildings.

The Wider Urban and Rural Economy

The following forms of development and uses are acceptable in principle both in and outside the urban area, subject to the content of other policies in the Local Plan. Tourism and Leisure • Small-scale tourism, visitor accommodation and leisure based uses, including sport and recreation, particularly those which would help to provide local employment and support rural services; • Purpose-built visitor accommodation that is directly associated with and related to the scale and nature of an existing use; • A small-scale expansion of an existing holiday caravan/chalet site where this would secure benefits to its function and appearance; • Golf courses, golf driving ranges and ancillary facilities; • New or extended, relative to the scale and nature of an existing development, garden centres and nurseries; or • Equine and equestrian related activities, wherever practicable using existing buildings and structures. Farm Diversification Proposals that would support the ongoing viability of farms and other agricultural operations will be encouraged, subject to the following criteria being assessed and satisfied: • Development on best quality agricultural land is avoided; • Existing buildings and structures can be utilised as much as possible; • The scale and nature of the development is integrated into the existing landscape, with minimal adverse impact to its character; • The impact of the proposal on existing properties in the locality is minimal; and • The generation of vehicular movements is acceptable, and suitable consideration is given to of access and parking.

Sustainable Buildings

Residential buildings All new dwellings shall meet the Building Regulations requirement of 110 litres of water/person/day unless it can be demonstrated that it is financially unviable. Non-residential buildings All non-residential development over 1000 sqm should aim to achieve as a minimum BREEAM standard 'very good' (or any future national equivalent) unless it can be demonstrated that it is financially unviable. In meeting the carbon reduction targets set out in the Building Regulations and BREEAM standards the Council will expect development to be designed in accordance with the following energy hierarchy: • Reduce energy demand through energy efficiency measures; then • Supply energy through efficient means (i.e. low carbon technologies); then • Utilise renewable energy generation. Actual provision will be determined through negotiation, taking account of individual site characteristics and issues relating to the viability of development. The re-use and recycling of surface water and domestic waste water within new development will be encouraged.

Supporting the Provision of Renewable Energy and Low Carbon Technology

Proposals for new low carbon and renewable energy technologies (including associated infrastructure) will be supported in principle subject to all of the following criteria being demonstrated: • The proposal has been designed, in terms of its location and scale, to minimise any adverse impacts on adjacent land uses and local residential amenity; • The proposal has been designed to minimise adverse impacts (including any cumulative impacts) on the natural environment in terms of landscape, and ecology and visual impact; • There is no unacceptable impact on heritage assets and their setting; • The scheme maximises appropriate opportunities to address the energy needs of neighbouring uses (for example linking to existing or emerging District Heating Systems); • For biomass, it must be demonstrated that fuel can be obtained from a sustainable source and the need for transportation will be minimised; • For proposals for hydropower the application must be supported by a Flood Risk Assessment and Water Framework Directive assessment; • For wind turbines, the proposed development site is identified as suitable for wind energy development in a Local or Neighbourhood Plan; • For solar farms proposed on the best and most versatile agricultural land a sequential test has to be undertaken as outlined in the supporting text to this policy. Where it is proven that the use of the best and most versatile agricultural land is necessary, conditions may be applied to an approval to require the land to be restored to its previous greenfield use when the operation ceases; and • Following consultation, it can be demonstrated that the planning impacts identified by affected local communities have been fully addressed and therefore the proposal has their backing.

Open Space, Sports Facilities and Recreation

A. Residential development of 10 dwellings and above, shall provide or contribute towards the attainment of the Council's open space standards set out below: Urban Area Rural Area Children's Play 0.2 ha per 1,000 pop'n 0.2 ha per 1,000 pop'n Natural and Semi Natural Green Space 2.5 ha per 1,000 pop'n 2.5 ha per 1,000 pop'n Parks and Gardens 1.5 ha per 1,000 pop'n 1 ha per 1,000 pop'n Amenity Green Spaces 1.1 ha per 1,000 pop'n 0.5 ha per 1,000 pop'n Allotments 0.65 ha per 1,000 pop'n 0.8 ha per 1,000 pop'n Outdoor Sports Playing pitches Football Pitches 0.38 ha per 1000 pop'n Cricket Pitches 0.23 ha per 1000 pop'n Rugby Pitches 0.32 ha per 1000 pop'n As a default, Rugby's average household size of 2.4 people per dwellings (Census 2011 or any subsequent update) should be used to identify the population of new developments and its subsequent open space requirement. Account will be taken of the existing open space provision within the ward or parish the development proposal is located within (contained within Appendix 4). Contributions through CIL/S106 will be sought from developments where the proposal would further increase an existing deficit in provision or where the proposal will result in the provision standards not being met within the ward or parish it is located within. For the outdoor sports playing pitches account should be taken of the latest Playing Pitch Strategy standard to ascertain whether the demand arising from a proposed development can be met within the existing network of accessible playing pitches that are of sufficient quality, or whether new or improved quality provision will be required. Dependent upon the size and layout of the development, the provision of open space, may be required on-site or may form part of a contribution towards off-site provision of either new or improved facilities. In such circumstances off-site provision towards local facilities should be made in a location which adequately services the new development and a planning obligation may be used to secure this. Developer contributions will also be spent on built recreation facilities where justified by an increase in population. B. New open space should be accessible and of high quality, meeting the following criteria: • Be appropriately maintained, if necessary, through the use of developer contributions; • Be secure and safe; • Attractive in appearance; • Enhance the natural and cultural environment; • Conveniently accessed and facilitates access to other areas of open space, including the countryside; • Facilitates access by a choice of transport; and • Avoid any significant loss of amenity to residents, neighbouring uses or biodiversity. C. Public open space, sports and recreational buildings and land, including playing fields within Open Space Audit evidence and/or defined on the Policies Map and/or last in sporting or recreational use should not be built upon unless: • An assessment has been undertaken which has clearly shown the open space, building or land to be surplus to requirements; or • It can be demonstrated that the loss resulting from the proposed development would be replaced by equivalent or better provision

Traffic Generation and Air Quality, Noise and Vibration

Development proposals should promote a shift to the use of sustainable transport modes and low emission vehicles (including electric/hybrid cars) to minimise the impact on air quality, noise and vibration caused by traffic generation. Proposals should be located where the use of public transport, walking and cycling can be optimised. Proposals should take full account of the cumulative impact of all development including that proposed in this Local Plan on traffic generation, air quality, noise and vibration. Development proposals should complement the Air Quality Action Plan. Development throughout the Borough of more than 1,000 sqm of floorspace or 10 or more dwellings or development within the Air Quality Management Area (see Appendix 8) that would generate any new floorspace must: 1. Achieve or exceed air quality neutral standards; or 2. Address the impacts of poor air quality due to traffic on building occupiers, and public realm or amenity space users by reducing exposure to and mitigating their effects, proportionate to the scale of the development. This can be achieved using design solutions that include: • Orientation and layout of buildings, taking into account building occupiers, public realm and amenity space users; • Appropriate abatement technologies; and • Urban greening appropriate for providing air quality benefits. 3. Where air quality neutral standards are not met, measures to offset any shortfall will be required, according to the following hierarchy: • On-site measures; then • Off-site measures; then • Financial contributions. 4. Address the adverse impacts of noise and vibration on existing and future occupiers and users of the public realm.

Protecting Designated Biodiversity and Geodiversity Assets

The Council will protect designated areas and species of international, national and local importance for biodiversity and geodiversity as set out below. Development will be expected to deliver a net gain in biodiversity and be in accordance with the mitigation hierarchy below. Planning permission will be refused if significant harm resulting from development affecting biodiversity cannot be: • Avoided, and where this is not possible; • Mitigated, and if it cannot be fully mitigated, as a last resort; • Compensated for. Sites of International and European Importance Development that is likely to result in an adverse effect on the integrity of any European site (either alone or in combination), will not be permitted unless: • There are no alternative solutions; and • There are imperative reasons for overriding public interest; and • Adequate compensatory measures can be taken to ensure the overall coherence of Natura 2000 is protected. As per the requirements of the Habitat Regulations. Sites of National Importance Development affecting nationally important Sites of Special Scientific Interest (SSSIs) either directly or indirectly will only be permitted in exceptional circumstances where the benefits of development clearly outweigh the impacts on the site or species. Sites of Local Importance Development likely to result in the loss, deterioration, degradation or harm to habitats or species of local importance to biodiversity, geological or geomorphological conservation interests, either directly or indirectly, will not be permitted for Local Nature Reserves (LNRs); Local Wildlife Sites (LWS), Local Geological Sites (LGS), European and UK protected species, or Biodiversity Action Plan habitats unless: • The need for, and benefits of, the development in the proposed location outweighs the adverse effect on the relevant biodiversity interest. All Development proposals impacting on local wildlife sites will be expected to assess the site against the 'Green Book' criteria to determine the status of the site and to ascertain whether the development clearly outweighs the impacts on the site; • It can be demonstrated that it could not reasonably be located on an alternative site that would result in less or no harm to the biodiversity interest; and • Measures can be provided (and secured through planning conditions or legal agreements), according to the mitigation hierarchy as set out above. The level of protection and mitigation should be proportionate to the status of the habitat or species and its importance individually and as part of a wider network. Ancient Woodland Planning permission will be refused for development resulting in the loss or deterioration of ancient woodland, and/or the loss of aged or veteran trees found outside of ancient woodland unless the need for, and benefits of, the development clearly outweigh the loss.

Biodiversity and Geodiversity

Development likely to result in the loss, deterioration, degradation or harm to habitats or species of local importance to biodiversity, geological or geomorphological conservation interests, either directly or indirectly, will not be permitted for Local Nature Reserves (LNRs); Local Wildlife Sites (LWS), Local Geological Sites (LGS), European and UK protected species, or Biodiversity Action Plan habitats unless: • The need for, and benefits of, the development in the proposed location outweighs the adverse effect on the relevant biodiversity interest. All Development proposals impacting on local wildlife sites will be expected to assess the site against the 'Green Book' criteria to determine the status of the site and to ascertain whether the development clearly outweighs the impacts on the site; • It can be demonstrated that it could not reasonably be located on an alternative site that would result in less or no harm to the biodiversity interest; and • Measures can be provided (and secured through planning conditions or legal agreements), according to the mitigation hierarchy as set out above. The level of protection and mitigation should be proportionate to the status of the habitat or species and its importance individually and as part of a wider network. Planning permission will be refused for development resulting in the loss or deterioration of ancient woodland, and/or the loss of aged or veteran trees found outside of ancient woodland unless the need for, and benefits of, the development in that location clearly outweighs the loss. All development proposals in the proximity of ancient woodland shall incorporate buffers having regard to Natural England's standing advice. All proposals likely to impact on the sites noted above will require an Ecological Assessment. The Ecological Assessment shall include due consideration of the importance of the natural asset, the nature of the measures proposed (including plans for long term management) and the extent to which they avoid and reduce the impact of the development.

Strategic Green and Blue Infrastructure

The Council will work with partners towards the creation of a comprehensive Borough wide Strategic Green and Blue Infrastructure Network which is inclusive of the Princethorpe Woodland Biodiversity Opportunity Areas (also known as the Princethorpe Woodlands Living Landscape), as shown on the Green and Blue Infrastructure Policies Map. This will be achieved through the following: • The protection, restoration and enhancement of existing and potential Green and Blue Infrastructure assets within the network as shown on the Policies Map; and • The introduction of appropriate multi-functional corridors between existing and potential Green and Blue infrastructure assets. Where appropriate new developments must provide suitable Green and Blue Infrastructure corridors throughout the development and link into adjacent strategic and local Green and Blue Infrastructure networks or assets where present. Where such provision is made a framework plan should be produced as part of the planning application demonstrating the contribution to the overall achievements of the multi-functional strategic Green and Blue Infrastructure network. A management plan, based on delivering the framework plan and detailing how the infrastructure will be managed, may be required by condition.

Landscape Protection and Enhancement

New development which positively contributes to landscape character will be permitted. Development proposals will be required to demonstrate that they: • Integrate landscape planning into the design of development at an early stage; • Consider its landscape context, including the local distinctiveness of the different natural and historic landscapes and character, including tranquillity; • Relate well to local topography and built form and enhance key landscape features, ensuring their long term management and maintenance; • Identify likely visual impacts on the local landscape and townscape and its immediate setting and undertakes appropriate landscaping to reduce these impacts; • Aim to either conserve, enhance or restore important landscape features in accordance with the latest local and national guidance; • Address the importance of habitat biodiversity features, including aged and veteran trees, woodland and hedges and their contribution to landscape character, where possible enhancing and expanding these features through means such as buffering and reconnecting fragmented areas; and • Are sensitive to an area's capacity to change, acknowledge cumulative effects and guard against the potential for coalescence between existing settlements.

Flood Risk Management

A sequential approach to the location of suitable development will be undertaken by the Council based on the Environment Agency's flood zones as shown on the latest Flood Map for Planning and Strategic Flood Risk Assessment (SFRA). This will steer new development to areas with the lowest probability of flooding, in order to minimise the flood risk to people and property and manage any residual risk. If, following application of the sequential test, it is not possible or consistent with wider sustainability objectives for the development to be located in zones with a lower probability of flooding, then the Exception Test can be applied as set out in the NPPF. Following the Sequential Test, and if required the Exception Test, development will only be permitted where the following criteria are met: • That the development does not increase flood risk elsewhere; • Within the site, the most vulnerable development is located in areas of lowest flood risk, unless there are overriding reasons to prefer a different location; and • Development is appropriately flood resilient and resistant, including safe access and escape routes where required, and that any residual risk can be safely managed, including by emergency planning; and it gives priority to the use of sustainable drainage systems. Land that is required for current and future flood management will be safeguarded from development. Opportunities to reduce the causes and impacts of flooding should be taken where possible. Applicants will be required to demonstrate how they comply with this Policy by way of a site-specific Flood Risk Assessment (FRA) which is appropriate to the scale and nature of the development proposed, where the development is: • In Flood Zone 2 or 3 as defined by the Environment Agency's Flood Map or Rugby Borough SFRA; • Minor development and change of use more than 1ha and in Flood Zone 1; • Within 20m of a watercourse; • Adjacent to, or including, any flood bank or other flood control structure; or • Within an area with critical drainage problems. The FRA must assess the flood risk from all sources and identify options to mitigate the flood risk to the development, site users and surrounding area.

Protection of the Water Environment and Water Supply

Developers will be expected to ensure that there is adequate water supply to serve existing and proposed developments by: • Minimising the need for new infrastructure by directing development to areas where there is a guaranteed and adequate supply of water having due regard to Severn Trent's Water Resource Management Plan and Strategic Business Plan as well as the findings of the Water Cycle Study; and • Ensuring development is in accordance with the Water Framework Directive Objectives and does not adversely affect the waterbodies' ability to reach good status or potential as set out in the River Severn 'River Basin Management Plan' (RBMP). Development will not be permitted where proposals have a negative impact on water quality, either directly through pollution of surface or ground water, or indirectly through the overloading of Wastewater Treatment Works. Prior to any potential development, consultation must be held with Severn Trent Water to ensure that the required wastewater infrastructure is in place in sufficient time. Development will not be permitted where the sensitivity of the groundwater environment, or the risk posed by the type of development is deemed to pose an unacceptable risk of pollution of the underlying aquifer.

Protecting and Enhancing the Historic Environment

Development will be supported that sustains and enhances the significance of the Borough's heritage assets including listed buildings, conservation areas, historic parks and gardens, archaeology, historic landscapes and townscapes. Development affecting the significance of a designated or non-designated heritage asset and its setting will be expected to preserve or enhance its significance. a) Understand the Asset Applications with the potential to affect the significance of a heritage asset will be required to provide sufficient information and assessment (such as desk-based appraisals, field evaluation, and historic building reports) of the impacts of the proposal on the significance of heritage assets and their setting. The Warwickshire Historic Environment Record, the Borough's Conservation Area Character Appraisals and Management Plans, the Local List of non-designated heritage assets, the Warwickshire Historic Towns Study and Historic Landscape Characterisation Study are examples of sources of information that will be used to inform the consideration of future development including potential conservation and enhancement measures. b) Conserve the Asset Great weight will be given to the conservation of the Borough's designated heritage assets. Any harm to the significance of a designated heritage asset must be justified. Proposals causing substantial harm to designated heritage assets will need to demonstrate that the harm is necessary to achieve substantial public benefits sufficient to outweigh the harm or loss. Alternatively it must be demonstrated that all of the following apply: • The nature of the heritage asset prevents all reasonable uses of the site; and • No viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and • Conservation by grant funding or some form of charitable or public ownership is demonstrably not possible; and • The harm or loss is outweighed by the benefit of bringing the site back into use.

Overall Development Needs

The following levels of housing and employment development will be planned for and provided within Rugby Borough between 2011 and 2031: a) 12,400 additional homes, including 2,800 dwellings to contribute to Coventry's unmet needs, with the following phased annual requirement: • Phase 1 2011-2018 540 dwellings per annum • Phase 2 2018-2031 663 dwellings per annum. b) 208 ha of employment land, including 98 ha to contribute to Coventry's unmet needs. All new development will be sustainable and of a high quality, fully supported by infrastructure provision and environmental mitigation and enhancement as required in the policies contained within this Plan.

Sites for Gypsy, Travellers and Travelling Showpeople

The Council will allocate land in a separate Gypsy and Traveller Site Allocations DPD to meet the requirements for gypsy, travellers and travelling showpeople's accommodation as identified by the Gypsy and Traveller Accommodation Assessment (GTAA) 2017, where compliant with the definitions in Annex 1 of the Planning Policy for Traveller Sites (PPTS). The GTAA will be updated on a regular basis and as such the pitch allocations requirements will be updated through the GTAA process. The requirements identified in the GTAA 2017 are as follows: Timeframe Total required pitch provision 2017 to 2022 35 2022 to 2027 12 2027 to 2032 14 Total 61 In assessing the suitability of sites for allocation for residential and mixed use occupation by Gypsies, Travellers and Travelling Showpeople, and for the purposes of considering planning applications for such sites, proposals will be supported where the following criteria are met: • The site affords good access to local services such as schools and health facilities; • The site satisfies the sequential and exception tests for flood risk and is not adjacent to uses likely to endanger the health of occupants such as a refuse tip, sewage treatment works or contaminated land; • The development is appropriate in scale compared with the size of the existing settlement or nearby settlements; • The development will be able to achieve a reasonable level of visual and acoustic privacy both for people living on the site and for those living nearby; • The development has appropriate vehicular access; • The development will comply with Policy SDC1 in respect of design and impact on the surrounding area and amenity of existing residents; • The development will be well-laid out to provide adequate space and privacy for residents; • The development will include appropriate landscape measures to mitigate visual impacts and to ensure adequate levels of privacy and residential amenity for occupiers and adjacent occupiers but which avoids enclosing a site with an inappropriate amount of hard landscaping, high walls or fences; • The development should not accommodate non-residential uses that may cause, by virtue of smell, noise or vibration, significant adverse impact on neighbouring business or residents; and • Adequate provision for on-site services for water supply, power, drainage, sewage and waste disposal facilities.

Residential Allocations

The following sites will be allocated for residential development and associated infrastructure and uses as shown on the Policies Map: Ref Site Name Dwellings Rugby Urban Edge DS3.1 Coton Park East (See Policy DS7) Around 800 DS3.2 Rugby Gateway* Around 1300 DS3.3 Rugby Radio Station* Around 6200 DS3.4 South West Rugby (See Policies DS8 and DS9) Around 5000 *planning permission granted and under construction Main Rural Settlements DS3.5 Land at Sherwood Farm, Binley Woods Around 75 DS3.6 Land North of Coventry Road, Long Lawford Around 150 DS3.7 Leamington Road, Ryton on Dunsmore** Around 75 DS3.8 The Old Orchard, Plott Lane, Stretton on Dunsmore Around 25 DS3.9 Land Off Squires Road, Stretton on Dunsmore Around 50 DS3.10 Linden Tree Bungalow, Warwick Road, Wolston Around 15 DS3.11 Land at Coventry Road, Wolvey Around 15 DS3.12 Wolvey Campus, Leicester Road, Wolvey Around 85 ** Implementation of site allocation DS3.7 can only occur when adequate replacement of the pitch provision and training facility has been made to the satisfaction of Rugby Borough Council and Sport England and in accordance with national planning policy.

Rural Allocations

This Policy will be applied to all detailed proposals relating to sites DS3.5 to DS3.12 allocated by Policy DS3. Proposals for the development of rural allocations should be supported with information outlining how the specific characteristics of each site have been considered in the masterplanning, design and viability assessments of proposals. More specifically, proposals for rural housing sites allocated through this Local Plan must make specific provision for the following: • The appropriate treatment of Green Belt boundaries, limiting the impact of the development on the Green Belt; • Density of development sympathetic to the settlement to which it will extend; • The provisions of any relevant Neighbourhood Plans in place, or extensive community engagement during the development of proposals where no Neighbourhood Plan is in place; • Provision of links to existing pedestrian and cycle paths with the adjacent settlement; • Provision for a comprehensive onsite Green Infrastructure Network, utilising existing habitats, where possible linking to adjacent networks; • Provision of and/or contribution to community facilities such as schools, community buildings and sports facilities, public transport improvements and open space by means of planning obligations; • Provision and/or improvement to telecommunications infrastructure, including broadband and mobile telephone services; and • Provision of appropriate design of the site to reflect any relevant historic environment offsite considerations. Further onsite and offsite requirements are determined through the application of other relevant policies in this Local Plan and reference to Policy D4 and the Planning Obligations SPD.

Coton Park East

This development site, as shown on the Policies Map, is allocated to provide around 800 dwellings and 7.5 ha employment land. Proposals for development within the allocation site should be informed by the Coton Park East Masterplan SPD. Employment development at this location should be provided to meet the qualitative demand for smaller units in the range of 5,000 - 50,000 sq.ft, in B1c, B2 and ancillary B8 employment uses. Within the broad locations identified in the Coton Park East Masterplan SPD, provision of the following facilities must be made: • A local centre that contains one form entry primary school, with the flexibility to increase to two form entry if demonstrated necessary. This may be provided as part of an all-through school if the need for a secondary school on-site is deemed to be necessary; • A comprehensive Green Infrastructure Network, which protects, enhances and links into adjacent networks and utilises existing habitats where possible, particularly those present at the disused Great Central Railway local nature reserve; • On-site and off-site measures to mitigate transport impact as detailed in the Infrastructure Delivery Plan, including access to the local road network as deemed necessary through the Transport Assessment and agreed by Warwickshire County Council and Highways England; • Provision of a direct, high quality public transport link between the site, the railway station and the town centre; • Provision of a comprehensive cycle and footpath network to link residential areas with key on-site facilities and to service centres and community facilities located in existing adjacent development areas; Secondary school provision for Coton Park East is to be provided off-site through the expansion of existing secondary schools in Rugby to which a financial contribution will be required to provide for the school places generated by the development and pupil transportation. However, in order to safeguard provision for the eventuality that the capacity is not available at existing schools, an 8.5ha parcel of land is to be reserved on-site for a combined primary and secondary school. The location of this parcel of land has been identified on the policies map. The 8.5ha parcel will be reserved for a period of 12-24 months from the date of Local Plan adoption. After this time if the local planning authority does not require the land for a secondary school the land will be released for provision of the primary school and for residential use. Further onsite and offsite infrastructure requirements will be determined through the application of other policies in this Local Plan and in line with the requirements set out in the IDP. Rugby Borough Council will not support ad hoc or piecemeal development which is contrary to the aims of this policy.

South West Rugby

A new neighbourhood of around 5,000 dwellings and 35 ha of B8 employment land will be allocated on land to the South West of Rugby, as delineated on the Policies Map. Provision of the following onsite services and facilities will be made within a new mixed-use district centre as indicated in the South West Rugby Masterplan Supplementary Planning Document (SPD): • A convenience store (Use Class A1) plus other retailing (Use Class A1 to A5) with residential or office uses provided on upper floors; • A 3 GP surgery, rising to 7 GP surgery, as detailed in the IDP; and • Provision for a Safer Neighbourhood Team, as detailed in the IDP. Within the broad locations identified in the South West Rugby Masterplan SPD, provision of the following facilities must be made: • One secondary school, to be co-located with a two form entry primary school, as detailed in the IDP, located close to community facilities within the district centre; • A further two primary schools, each to be two form entry, with at least one rising to three form entry, as deemed necessary by Warwickshire County Council Education, as detailed in the IDP; • Other local facilities, as informed by the Masterplan SPD and planning applications, to be located in appropriate sustainable locations within or outside the district centre; and • Land for an onsite fire and rescue provision, as detailed in the IDP, must be made available within the South West Rugby allocation. The site must also contain comprehensive sustainable transport provision that integrates with existing networks and provides good connectivity within the development and to the surrounding area including: • An all traffic spine road network, as allocated in Policy DS9, and the Policies Map, and indicated in the Masterplan SPD, connecting the site to the existing highway network, phased according to milestones identified through the IDP; • Provision of a comprehensive walking and cycling network to link residential areas with the key facilities on the site, such as schools, health centres and retail services; • High quality public transport services to Rugby town centre; and • Further on-site and off-site measures to mitigate transport impact as detailed in the IDP, including access to the local and strategic road network as deemed necessary through the Strategic Transport Assessment and agreed by Warwickshire County Council (WCC) and Highways England. These measures will take account of the proposals within the IDP. In addition to these requirements, proposals must: • Incorporate a continuous Green and Blue infrastructure corridor, as part of the wider allocation, identified in the GI Policies Map, linking to adjacent networks and utilising existing and potential habitats and historic landscape, in particular between Cawston Spinney and Cock Robin Wood; • Provide a Woodland Management Plan setting out how woodland within the boundaries of the allocation, in particular Cawston Spinney, will be protected from potential adverse impacts of new development, including details of a buffer in accordance with Natural England's standing advice on Ancient Woodland and Veteran Trees; • Specifically regarding the employment allocation to incorporate design and landscaping measures, including structural landscaping, to mitigate the impacts of the buildings on the surrounding landscape and setting of any nearby heritage and GI assets, including Thurlaston Conservation Area; and • Incorporate details of phasing and trigger levels for the provision of required infrastructure consistent with this policy, Policy DS9, the IDP and informed by the Masterplan SPD. Development proposals shall respect and maintain a physical and visual separation between Rugby town and Dunchurch to prevent coalescence and protect their individual character and identity. A significant buffer between Rugby and Dunchurch, which incorporates a Green Infrastructure Corridor from Cock Robin Wood to Cawston Spinney, as identified in the South West Rugby Masterplan SPD, must form an integral part of proposals for the site. Development proposals within the South West Rugby allocation must come forward comprehensively, informed by the South West Rugby Masterplan SPD, and in accordance with the requirements of this policy, Policy DS9, the Policies Map, and the Infrastructure Delivery Plan. Rugby Borough Council will not support ad hoc or piecemeal development which is contrary to the aims of this Policy, or development that is inconsistent with the Masterplan for the site. Development proposals will require consultation with the Lead Local Flood Authority, in order to identify any potential hydrological mitigation, particularly with regard to potential hydrological impacts on Draycote Meadow SSSI.

Informing Housing Mix

To deliver a wide choice of high quality market homes across the Borough residential development proposals must form a mix of market housing house types and sizes consistent with the latest Strategic Housing Market Assessment. New residential development should contribute to the overall mix of housing in the locality, taking into account the current need, particularly for older people and first time buyers, current demand and existing housing stock. The Council will consider an alternative mix in the following circumstances where it is clearly demonstrated how the delivery of a mix which has regard to the SHMA, or relevant update, is compromised: • Where the shape and size of the site justifies the delivery of a mix of housing; or • The location of the site, for example sustainable and very accessible sites within or close to Rugby town centre or the train station; or • Sites with severe development constraints where the housing mix may impact on viability, where demonstrated through submission of viability appraisal; or • Where a mix of housing would compromise the ability of the development to meet a specifically identified affordable or specialist housing need; or • Conversions, where the characteristics of the existing building prohibit a mix to be delivered; or • Where market factors demonstrate an alternative mix would better meet local demand. Sustainable Urban Extensions will be expected to provide opportunities for self-build and custom build as part of the mix and type of development.

Affordable Housing Provision

Affordable housing should be provided on all sites of at least 0.36 hectares in size or capable of accommodating 11 (net) dwelling units or more (including conversions and subdivisions). On previously developed sites a target affordable housing provision of 20% will be sought. On green field sites a target affordable housing provision of 30% will be sought. The tenure and mix of the affordable housing units should be in compliance with the latest SHMA guidance. The target levels will be expected to be provided unless the local planning authority is satisfied by robust financial viability evidence that development would not be financially viable at the relevant target level. Such evidence will be required to be submitted with the planning application to justify any reduced levels of affordable housing provision proposed for assessment using an open-book approach and may be subject to independent assessment (e.g. by the District Valuer Services or equivalent). Development should provide for the appropriate integration of affordable housing and market housing, in order to achieve an inclusive and mixed community. Affordable housing should be provided on-site unless off-site provision or an appropriate financial contribution in lieu can be robustly justified, and the agreed approach contributes to the objective of creating mixed and balanced communities.

Housing for Rural Businesses

Proposals for a permanent dwelling, either by new build or conversion, for occupation by a person engaged in an agricultural operation, or other rual business within the countryside, will only be supported if all of the following criteria are met: • There is a clearly established essential need for a dwelling; • The need relates to a full-time worker, or one who is primarily employed in the activity to which the application relates; • The agricultural unit and/or the rural enterprise concerned, are currently financially sound, and have a clear prospect of remaining so; and • The essential 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 for occupation by the workers concerned. The size of any such rural workers dwelling should be commensurate with the established essential requirement. Dwellings that are unusually large in relation to the needs of the unit, will not be permitted. Any permission granted will be subject to an 'occupancy' condition. The variation or removal of such a condition will only be granted if it is clear that its original purpose is obsolete and no longer required. Proposals for the removal of occupancy conditions would only be permitted if the applicant can demonstrate that long term need for a Rural Workers Dwelling has ceased, and the Council is satisfied that the dwelling has been sufficiently marketed.

Rural Exceptions Sites

The development of affordable housing that meets the needs of local people will be permitted as a Rural Exception Site adjacent to defined rural settlement boundaries, where development is normally resisted, if all of the following criteria are met: • It is clearly demonstrated that there is a local need for affordable housing which outweighs other policy considerations; • It is demonstrated no suitable alternative sites exist within the defined settlement boundary; and • Developments do not have an adverse impact on the character and/or appearance of settlements, their setting or the surrounding countryside. In all cases arrangements for the management and occupation of dwellings must be made to ensure that all dwellings provided will be, and will remain available for occupancy by eligible local people at an affordable cost and at a range of tenures, both initially and in perpetuity. In some circumstances a small proportion of open market housing may be allowed where it can be shown that the scheme will deliver significant affordable housing and viability is a key constraint.

Replacement Dwellings

The replacement of dwellings within the Countryside and Green Belt will be permitted provided that: • The form and bulk of the new dwelling is not materially larger than that of the original dwelling* or that which could be achieved as permitted development**; • The new dwelling is not more intrusive in the landscape than that which it replaces; • The new dwelling has substantially the same siting as the existing; and • The exsiting dwelling to be demolished is not of historic merit. The removal of permitted development rights by condition may be included in any approval. *The term original dwelling means the house as it was first built or as it stood on 1 July 1948 (if it was constructed before this date). **Excluding detached outbuildings

Specialist Housing

The Council will encourage the provision of housing to maximise the independence and choice of older people and those members of the community with specific housing needs. When assessing the suitability of sites and/or proposals for the development of specialist housing such as, but not restricted to, residential care homes, extra care housing and continuing care retirement communities, the Council will have regard to the following: • The need for the accommodation proposed, whereby the development contributes towards specialist housing need as identified within the Strategic Housing Market Assessment (SHMA); and • The ability of future residents to access essential services, including public transport, shops and appropriate health care facilities. Development proposals on Sustainable Urban Extensions will be expected to provide opportunities for the provision of housing to meet the housing needs of older persons, including the provision of residential care homes. The Council also expects developers, through the design of developments, to enable people to live independently and safely in their own home for as long as possible, consistent with the aspiration of the Council and Warwickshire County Council. The Council will consider the inclusion of conditions to ensure future occupation remains for the specialist housing need it was intended.

Infrastructure and Implementation

The delivery of new development will be dependent on sufficient capacity being available in existing infrastructure and/or measures being proposed to mitigate its impact. Where this cannot be demonstrated permission for new development will only be granted where additional capacity can be released through new infrastructure, or better management of existing infrastructure. Developer contributions may be sought to fund new infrastructure when required to mitigate development impacts and a programme of delivery will be agreed before development can take place. Proposals should be considered in the light of the mitigation measures identified in the Infrastructure Delivery Plan.

Planning Obligations

Where it is not possible to address the unacceptable impacts of development through planning conditions, a legal agreement or planning obligation may be required in line with the Community Infrastructure Levy (CIL) Regulations 2010 (as amended). In the first instance infrastructure contributions will be sought on-site. However where this is not possible an off-site (commuted) contribution will be negotiated. The type, amount and phasing of contributions sought from developers will be necessary to make the development acceptable, directly related, and fairly and reasonably related in scale and kind to the development proposed. The capacity of existing infrastructure and community facilities and the effects of obligations on the financial viability of development may also be relevant considerations.

Airport Flightpath Safeguarding

The Council will safeguard the Coventry airport flight paths and the Daventry (Pailton) radio technical site as indicated in Appendix 6, in accordance with the requirements of the civil aviation authority.

Safeguarding Development Potential

Planning permission will not be granted for development which would prejudice: • The development potential of other land being realised which is necessary to meet the identified development needs of the Borough, support the long term planning of the area or the comprehensive development of an allocated site; • The provision of infrastructure identified as necessary to support the current and future development of the Borough; or • Land that is demonstrated as required for flood risk management.

Broadband and Mobile Internet

Developers of new developments (residential, employment and commercial) will be expected to facilitate and contribute towards the provision of broadband infrastructure suitable to enable the delivery of broadband services across Rugby Borough to ensure that the appropriate service is available to those who need it. Other forms of infrastructure, such as facilities supporting mobile broadband and Wi-Fi, should be included, wherever possible and viable.

Sustainable Drainage

Sustainable Drainage Systems (SuDS) are required in all major developments and all development in flood zones 2 and 3. Such facilities should preferably be provided on-site or, where this is not possible, close to the site, and: • Be designed and located outside the floodplain and to integrate with Green and/or Infrastructure functions; • Be appropriate for the needs of the site; • Promote enhanced biodiversity; • Improve water quality; • Increase landscape value; and • Provide good quality open spaces. Infiltration SuDs is the preferred way of managing surface water. The developer will carry out infiltration tests where possible and a groundwater risk assessment to ensure that this is possible and that groundwater would not be polluted. Where it is proven that infiltration is not possible, surface water should be discharged into a watercourse (in agreement with the Lead Local Flood Authority (LLFA)) at pre-development greenfield run off rates or into a surface water sewer if there is no nearby surface water body. In exceptional circumstances, where a sustainable drainage system cannot be provided, it must be demonstrated that: • An acceptable means of surface water disposal is provided which does not increase the risk of flooding or give rise to environmental problems and improves on the current situation; and • Contributions will be made to off-site SuDS schemes if located in an area known to suffer surface water flooding the development should seek to offer a strategic solution.

Securing Sustainable Development

When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework. It will always work proactively with applicants to jointly 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 policies in Neighbourhood Plans) will be approved without delay unless material considerations indicate otherwise.

Settlement Hierarchy

Development will be allocated and supported in accordance with the following Settlement Hierarchy, as defined on the Policies Map: Rugby town: Main focus for all development in the Borough. Development permitted within existing boundaries and as part of allocated Sustainable Urban Extensions. Main Rural Settlements: Binley Woods, Brinklow, Clifton upon Dunsmore, Dunchurch, Long Lawford, Ryton on Dunsmore, Stretton on Dunsmore, Wolston, Wolvey. Development will be permitted within the existing boundaries of all Main Rural Settlements and on allocated sites. Rural Villages: Development will be permitted within existing boundaries only, including the conversion of existing buildings where national policy permits. Countryside: New development will be resisted; only where national policy on countryside locations allows will development be permitted. Green Belt: New development will be resisted; only where national policy on Green Belt allows will development be permitted.

Development in Rugby Town Centre

Proposals for the redevelopment and refurbishment of the existing natural and built environment and public space, including new development proposals, within the town centre (as defined on the Town Centre Policies Map) will demonstrate high quality design that complements and enhances the existing environment and townscape in a manner which contributes to local distinctiveness and a sense of place.

Rugby Town Centre – New Retail and Town Centre Uses

New retail floor space will be provided in Rugby Town Centre as set out below: 2020 2025 2030 Convenience (net sqm) 266 515 732 Comparison (net sqm) 1508 4652 7850 All proposals for retail, office or leisure uses on sites not within Rugby Town Centre in excess of 500 sqm gross floor space, including extensions of existing units and variation of conditions, must be accompanied by an impact assessment. This assessment must meet the requirement of national policy and established best practice and demonstrate that the proposal will not harm the vitality or viability of any nearby centres. All such proposals must also comply with the sequential approach, as set out below and in national policy, to ensure that development is on the most central site available. In order to sustain and enhance the vitality and viability of the town centre, new proposals for meeting the retail floor space requirements will be permitted firstly within the Primary Shopping Area, and for other main town centre uses within Rugby Town Centre boundary, (as defined on the Town Centre Policies Map) followed by Edge-of-Centre locations, then Out-of-Centre sites that are in accessible locations, well connected to the Town Centre and capable of generating benefits for the centre's overall vitality and viability, through linked pedestrian trips and increased footfall or, in relation to bulky goods retailing, are located immediately adjacent to existing retail warehousing.

Main Town Centre Uses

In order to sustain and enhance the vitality and viability of the town centre, new proposals for meeting the retail floor space requirements will be permitted firstly within the Primary Shopping Area, and for other main town centre uses within Rugby Town Centre boundary, (as defined on the Town Centre Policies Map) followed by Edge-of-Centre locations, then Out-of-Centre sites that are in accessible locations, well connected to the Town Centre and capable of generating benefits for the centre's overall vitality and viability, through linked pedestrian trips and increased footfall or, in relation to bulky goods retailing, are located immediately adjacent to existing retail warehousing.

Primary Shopping Area and Shopping Frontages

Primary Shopping Area (PSA) The Primary Shopping Area (PSA), as defined on the Town Centre Policies Map, is the overall area where retail frontages are concentrated. Within the PSA proposals for development, redevelopment or change of use, will be permitted where the proposed ground floor use is to be changed to retail (use class A1). Non-A1 uses proposed within the Primary Shopping Area but outside of a Primary or Secondary frontage will be assessed on a case-by-case basis in relation to future potential impact on the vitality and viability of the town centre. Primary Shopping Frontage (PSF) Within the PSF, as defined on the Town Centre Policies Map, the change of use of ground floor Class A1 shop premises to use classes A2-A5 will be permitted where the proposed use would not undermine the retail function of the town centre and would maintain and enhance its vitality and viability. The determination of each application will have regard to the following factors: • The number and distribution of other existing and committed non-A1 uses within the defined primary shopping frontage should be no more than 40% of the units within the PSF (including any premises subject to Permitted Development changes of use); • The location and prominence of the premises; • The length of any vacancy of the premises and evidence of marketing for the current permitted use; • The nature and character of the proposed use; and • The design of the shop-front. Secondary Shopping Frontage (SSF) Within the SSF, as defined on the Town Centre Policies Map, proposals for main town centre uses (Use Class A1-A5, D1 and D2) will only be permitted where the proposed use maintains and enhances its vitality and viability. Within the Secondary Shopping Frontage (SSF), the percentage of units in non-A1 use would typically be expected to be above 40% although there is no defined threshold. Regard will also be had to the following factors: • Coalescence and concentration of uses; and • The effect on the amenity of other surrounding properties and uses. Within Town Centre Boundary (Outside of the Primary Shopping Area) The Council will permit retail, business, leisure, arts, cultural and tourism development within the wider town centre (areas outside of the PSA) provided: • They will not harm the retail function and character of the PSA; • They will not harm the vitality and viability of the PSA; and • Where retail uses (class A1) are proposed within the town centre, but outside of the PSA, the applicant must demonstrate there are no suitable alternatives within or immediately adjacent to the Primary or Secondary frontages. Residential development is encouraged within the Town Centre, providing it does not harm the retail function and character and its' vitality and viability. For all proposals, separate access arrangements to the upper floor space, which could be used for residential, community or employment use, should not be eliminated.

Transport

Development will be permitted where sustainable modes of transport are prioritised and measures designed to mitigate transport impacts arising from either individual development proposals or cumulative impacts caused by a number of proposals are provided. Proposals should have regard to the Sustainable Transport Strategy. All large scale developments which result in the generation of significant traffic movements, should be supported by a Transport Assessment and where necessary a Travel Plan, to demonstrate practical and effective measures to be taken to mitigate the adverse impacts of traffic. It must consider: • The impact of the proposal upon existing infrastructure; • How the site will connect safely to public transport; • Safe and convenient access to pedestrians and cyclists; • Potential impact of heavy goods vehicles accessing the site, including during construction: and • The entering into of bus and/or freight partnerships with the County Council and/or third parties. Smaller scale development must also be accompanied by a Transport Statement which should address: • Opportunities for sustainable transport to serve the proposed development; • Whether safe and suitable access to the site can be achieved; and • Whether improvements can be undertaken that cost effectively mitigate the impacts of the development. Proposals should be considered in the light of the transport mitigation measures identified in the Infrastructure Delivery Plan, and other localised impacts as identified in the transport assessments and statements.

Parking Facilities

Planning permission will only be granted for development incorporating adequate and satisfactory parking facilities including provision for motor cycles, cycles and for people with disabilities (or impaired mobility), based on the Borough Council's Standards included at Appendix 5 of this Local Plan. Electric and/or hybrid vehicle charging points are required to be provided as part of development as outlined in Appendix 5 unless it can be demonstrated that it is financially unviable.

South West Rugby Spine Road Network

The Borough Council allocates land to facilitate the full alignment of the South West Rugby spine road network to support and enable the delivery of the South West Rugby allocation, as identified on the plan below and on the Urban Policies Map. Development which is likely to prejudice delivery of this infrastructure will not be permitted. The design specification and routing of the spine road network will be considered in more detail in the South West Rugby Masterplan SPD and development proposals must be consistent with the agreed alignment as set out in this document. Full details will be provided in the supporting information to planning applications. Development proposals for South West Rugby must enable delivery of the full spine road network as early as possible post commencement of development on site, in accordance with the phasing milestones identified in the Infrastructure Delivery Plan. Proposals for development that are shown to have a severe impact on the local road network, before or after the implementation of the Dunchurch Crossroads mitigation scheme, must demonstrate how they will contribute to the delivery of the spine road network, and ensure it is delivered according to the phasing milestones set out in the Infrastructure Delivery Plan and South West Rugby Masterplan SPD. Development proposals, including those outside of the South West Rugby allocation, will not be granted planning permission for implementation ahead of the delivery of the east-west Homestead Farm link (between A426 and B4429), unless demonstrated in accordance with the NPPF that any residual impacts on the highway network are not considered to be severe, to the agreement of Warwickshire County Council and Rugby Borough Council. Should the alignment of the spine road network be varied by agreement with the Highway Authority and Local Planning Authority in the light of further technical work, a revised alignment plan will be published to which this policy will apply.