Planning in Rutland

Delivering socially inclusive communities

Support will be given to development proposals and activities that protect, retain or enhance the provision, quality or accessibility of existing community, education, leisure and cultural facilities that meet the diverse needs of all members of the community. Proposals involving the loss of services and facilities, such as schools, nurseries, village halls, village shops, post offices, public houses, places of worship and health services will not be supported unless an alternative facility to meet local needs is available that is both equally accessible and of benefit to the community or all options for continued use have been fully explored and none remain that would be financially viable. Development should take account of the needs and requirements of all people in the community, including people with disabilities or special needs, elderly people, and young people. Appropriate measures or adaptations should be included where necessary.

High standards of design

All new developments will be expected to meet high standards of design that: a) are sympathetic and make a positive contribution towards the unique character of Rutland's towns, villages and countryside; b) reduce the opportunity for crime and the fear of crime and support inclusive communities, particularly in terms of access and functionality; c) incorporate features to minimise energy consumption and maximise generation of renewable energy as part of the development (see Policy CS20); d) minimise water use and the risk of flooding to and from the development including the use of Sustainable Urban Drainage Systems wherever possible; e) minimise the production of waste during their construction and operation and maximise the re-use and recycling of materials arising from construction and demolition and; f) allow the sorting, recycling and biological processing of waste through the development's operational life. New developments of 10 or more dwellings will be expected to meet a "good" or "very good" rating (14 or more positive answers out of 20) against Building for Life criteria unless it can be demonstrated that this is not feasible or viable on a particular site. New housing developments will be required to meet "Lifetime Homes" standards in order to ensure that they meet the current and future needs of occupiers.

Promoting good design

All new development will be expected to contribute positively to local distinctiveness and sense of place, being appropriate and sympathetic to its setting in terms of scale, height, density, layout, appearance, materials, and its relationship to adjoining buildings and landscape features, and shall not cause unacceptable effects by reason of visual intrusion, overlooking, shading, noise, light pollution or other adverse impact on local character and amenities. All new developments will be expected to meet high standards of design that: a) are sympathetic and make a positive contribution towards the unique character of Rutland's towns, villages and countryside; b) reduce the opportunity for crime and the fear of crime and support inclusive communities, particularly in terms of access and functionality; c) incorporate features to minimise energy consumption and maximise generation of renewable energy as part of the development (see Policy CS20); d) minimise water use and the risk of flooding to and from the development including the use of Sustainable Urban Drainage Systems wherever possible; e) minimise the production of waste during their construction and operation and maximise the re-use and recycling of materials arising from construction and demolition and; f) allow the sorting, recycling and biological processing of waste through the development's operational life. New developments of 10 or more dwellings will be expected to meet a "good" or "very good" rating (14 or more positive answers out of 20) against Building for Life criteria unless it can be demonstrated that this is not feasible or viable on a particular site.

Employment and economic development

The strategy is to: a) support the provision of a greater range of employment opportunities focused on high skilled, knowledge based, leisure and tourism industries in the county; b) support small scale and start up businesses including through the provision of additional managed incubator and start-up premises; c) safeguard all of the land and premises in the existing industrial estates for employment uses (B1, B2, B8) unless it can be demonstrated that an alternative use would have economic benefits and would not be detrimental to the overall supply and quality of employment land within the County.; d) safeguard the current undeveloped high quality employment allocations at Lands End Way, Oakham; Uppingham Gate and Pit Lane, Ketton for employment uses (B1, B2, B8) and waste related uses unless it can be demonstrated that an alternative use would have economic benefits and would not be detrimental to the overall supply and quality of employment land within the County. Provide new employment allocations as set out in Policy CS14.; e) safeguard local employment uses located outside the employment areas where they are important to sustaining the role of the settlements and the local economy; f) support the re-use or re-development of redundant military bases and prisons as set out in Policy CS6; g) improve workforce skills by: i) working with local education and skill agencies, and local businesses to establish training facilities to enhance workforce skills; ii) Supporting the development of new training facilities on employment sites; h) support the introduction and development of the superfast broadband and information and communications technology networks to support local businesses and flexible working in particular in the rural areas.

New provision for industrial and office development and related uses

The strategy is to make new provision for industrial and office development and related uses by: a) making provision for 5 hectares of new employment land (B1, B2, B8) in or adjoining Oakham, Uppingham and the local services centres in line with the locational strategy in Policy CS4. The exact location of the employment sites will be determined through the Site Allocations and Policies DPD. b) Permitting the redevelopment and intensification of existing low density, underused or poor quality employment sites for higher value employment uses (B1, B2, B8) and waste-related uses particularly in the towns and local services centres; and c) Supporting and making provision for office development within the town centres where it is appropriate to the scale and role of the centres in the settlement hierarchy.

New provision for industrial and office development and related uses

The strategy is to make new provision for industrial and office development and related uses by: a) making provision for 5 hectares of new employment land (B1, B2, B8) in or adjoining Oakham, Uppingham and the local services centres in line with the locational strategy in Policy CS4. The exact location of the employment sites will be determined through the Site Allocations and Policies DPD. b) Permitting the redevelopment and intensification of existing low density, underused or poor quality employment sites for higher value employment uses (B1, B2, B8) and waste-related uses particularly in the towns and local services centres; and c) Supporting and making provision for office development within the town centres where it is appropriate to the scale and role of the centres in the settlement hierarchy.

Tourism

The strategy for tourism is to: a) allow provision for visitors which is appropriate in use and character to Rutland's settlements and countryside; b) support the enhancement of existing tourist and visitor facilities in Oakham, Uppingham and villages in line with the Locational Strategy in Policy CS4; c) support the retention and enhancement of existing overnight accommodation and the provision of new overnight accommodation in Oakham, Uppingham and the villages in line with the Locational Strategy in Policy CS4; d) allow new tourism provision and initiatives in Oakham and Uppingham and villages where these would also benefit local communities and support the local economy; and e) allow new tourism development of an appropriate scale and use which utilises existing historic buildings in the countryside (adjacent or closely related to the towns, local services centres and smaller services centres) while respecting their character.

The rural economy

The strategy for the rural economy is to: a) encourage agricultural, horticultural and forestry enterprises and farm diversification projects where this would be consistent with maintaining and enhancing the environment, and contribute to local distinctiveness; b) support the mineral industry as set out in the Minerals Core Strategy and Policies DPD; c) support waste management development as set out in Policy CS25; d) safeguard existing rural employment sites and permit the improvement and expansion of existing businesses provided it is of a scale appropriate to the existing development where this would be consistent with maintaining and enhancing the environment, and contribute to local distinctiveness of the area; e) allow small scale developments for employment purposes in the local services centres and smaller services centres provided it is of a scale appropriate to the existing location where this would be consistent with maintaining and enhancing the environment, and contribute to local distinctiveness of the area; f) support the conversions and re-use of appropriately located and suitably constructed rural buildings in the countryside (adjacent or closely related to the towns, local services centres and smaller services centres) for employment-generating uses particularly where they would assist in the retention or expansion of existing rural businesses or encouragement of enterprises that have little adverse environmental impact, g) support the local delivery of services and retention of local shops and pubs as set out in Policy CS7.

Energy efficiency and low carbon energy generation

Renewable, low carbon and de-centralised energy will be encouraged in all development. The design, layout, and orientation of buildings should aim to minimise energy consumption and promote energy efficiency and use of alternative energy sources. All new housing developments will be encouraged to meet the minimum energy efficiency standards of the Code for Sustainable Homes in accordance with the government's proposed timetable for improving energy efficiency standards beyond the requirements of the Building Regulations. All new non-domestic buildings will be encouraged to meet BREEAM design standards for energy efficiency. Wind turbines and other low carbon energy generating developments will be supported where environmental, economic and social impacts can be addressed satisfactorily and where they address the following issues: a) landscape and visual impact, informed by the Rutland Landscape Character Assessment and the Rutland Historic Landscape Character assessment; b) effects on the natural and cultural environment including any potential impacts on the internationally designated nature conservation area of Rutland Water; c) effects on the built environment, public and residential amenity, including noise intrusion; d) the number and size of wind turbines and their cumulative impact; e) the contribution to national and international environmental objectives on climate change and national renewable energy targets.

The natural environment

Development should be appropriate to the landscape character type within which it is situated and contribute to its conservation, enhancement or restoration, or the creation of appropriate new features. The quality and diversity of the natural environment of Rutland will be conserved and enhanced. Conditions for biodiversity will be maintained and improved and important geodiversity assets will be protected. Protected sites and species will be afforded the highest level of protection with priority also given to local aims and targets for the natural environment. All developments, projects and activities will be expected to: a) Provide an appropriate level of protection to legally protected sites and species; b) Maintain and where appropriate enhance conditions for priority habitats and species identified in the Leicestershire, Leicester and Rutland Biodiversity Action Plan; c) Maintain and where appropriate enhance recognised geodiversity assets d) Maintain and where appropriate enhance other sites, features, species or networks of ecological interest and provide for appropriate management of these; e) Maximise opportunities for the restoration, enhancement and connection of ecological or geological assets, particularly in line with the Leicestershire, Leicester and Rutland Biodiversity Action Plan; f) Mitigate against any necessary impacts through appropriate habitat creation, restoration or enhancement on site or elsewhere; g) Respect and where appropriate enhance the character of the landscape identified in the Rutland Landscape Character assessment; h) Maintain and where appropriate enhance green infrastructure. (see Policy CS23)

Green infrastructure, open space, sport and recreation

To minimise the loss of green infrastructure. Targets for open space, sport and recreation facilities to be set in the Site Allocation & Policies DPD.

Rutland Water

No inappropriate development is allowed to ensure that development respects the nature conservation features of this internationally important site and doesn't have an adverse impact on the landscape. No applications should be allowed to ensure the character & setting of Rutland is protected.

Waste management and disposal

The development of a sustainable waste management network for Rutland will be met through recognising waste as a resource; this will be delivered through the provision of facilities to meet the indicative waste management capacities. Waste development within the county will focus on the provision of preliminary and supporting facilities. Rutland is not considered an appropriate location for large scale advanced treatment facilities. The indicative waste management capacity requirements up to 2026 include: a) recycling capacity of 12,000 to 22,000 tonnes per annum (tpa), plus an additional 500 tpa for civic amenity facilities, b) biological processing capacity of 6,000 to 12,000 tpa, c) inert recycling of 7,000 tpa, and d) advanced treatment of 16,000 to 19,000 tpa. Within Rutland facilities to meet the above waste management capacity requirements should be focussed at Oakham, Uppingham, and the Local Service Centres. Within these areas waste development should be located within industrial areas or integrated with new residential and commercial development, and be of an appropriate scale. In other areas, including the countryside, the development of preliminary treatment facilities should be linked to the management of agricultural wastes, or where a rural location is more appropriate due to the nature of operations or the relationship with rural activities. Within these areas, preference would be for the use of redundant agricultural and forestry buildings. Development on the edge of Stamford, redeveloped Ministry of Defence land, or other similar establishments would be considered where consistent with their role and there is a clearly demonstrated need. The current role of the Ketton cement works, being a regionally significant facility for the use of alternative fuels, is to be maintained. The estimated inert disposal capacity requirement up to 2026 is 13,000 to 36,000 (tpa). Disposal of inert fill should be directed towards quarries to facilitate restoration; however inert fill could be permitted for agricultural improvement or other purposes as long as it could be demonstrated that it would not prejudice restoration of any quarries (existing and allocated). Rutland is not considered an appropriate location for non-inert disposal facilities. However it is important to note that there will still be a requirement for disposal. The estimated non-inert disposal capacity requirement up to 2026 includes 12,000-34,000 tpa for non-inert waste, as well as an additional 4,000 to 5,000 tpa of residual waste materials. Rutland is not considered an appropriate location for hazardous waste management facilities. The estimated requirement for hazardous waste management up to 2026 includes recycling or re-use capacity of approximately 400 tpa, total treatment & transfer capacity of approximately 1,200 tpa, and hazardous waste disposal (landfill) capacity of approximately 80 tpa. Regional self-sufficiency will be promoted through sustainable patterns of waste movements in relation to urban areas in neighbouring counties, particularly for advanced treatment, non-inert disposal, and hazardous waste management.

Sustainable development principles

New development in Rutland will be expected to: a) minimise the impact on climate change and include measures to take account of future changes in the climate; (see Policy CS19 and 20) b) maintain and wherever possible enhance the county's environmental, cultural and heritage assets;(see Policies CS21 and 22) c) be located where it minimises the need to travel and wherever possible where services and facilities can be accessed safely on foot, by bicycle or public transport; (see Policy CS4 and CS18) d) make use of previously developed land or conversion or redevelopment of vacant and under-used land and buildings within settlements before development of new green field land;(see Policy CS4) e) respect and wherever possible enhance the character of the towns, villages and landscape; (see Policies CS19, 20, 21, 22) f) minimise the use of resources and meet high environmental standards in terms of design and construction with particular regard to energy and water efficiency, use of sustainable materials and minimisation of waste; (see Policies CS19 and 20) g) avoid development of land at risk of flooding or where it would exacerbate the risk of flooding elsewhere (see Policy CS19); h) contribute towards creating a strong, stable and more diverse economy (see Policies CS13, 14, 15, 16, and 17) i) include provision, or contribute towards any services and infrastructure needed to support the development (see Policy CS8)

Green infrastructure, open space, sport and recreation

The existing green infrastructure network will be safeguarded, improved and enhanced by further provision to ensure accessible multi-functional green spaces by linking existing areas of open space. This will be achieved by: a) the continued development of a network of green spaces, paths and cycleways in and around the towns and villages; b) requiring new development to make provision for high quality and multi-functional open spaces of an appropriate size and will also provide links to the existing green infrastructure network; c) resisting development resulting in the loss of green infrastructure or harm to its use or enjoyment by the public. Proposals involving the loss of green infrastructure will not be supported unless there is no longer a need for the existing infrastructure or an alternative is provided to meet the local needs that is both accessible and of equal or greater quality and benefit to the community; d) resisting the loss of sport and recreation facilities where they are deficient and supporting the provision of additional new facilities in an equally accessible location as part of the development, particularly where this will provide a range of facilities of equal or better quality on a single site or provide facilities that may be used for a variety of purposes.

Rutland Water

Development in the defined Rutland Water Area will be carefully designed and located to ensure that it respects the nature conservation features of this internationally important site and does not have an adverse impact on the landscape and wildlife interests and the general tranquil and undisturbed environment of Rutland Water. New development will be limited to small scale recreation, sport and tourist uses within the five defined Recreation Areas around the shores of Rutland Water where this is directly related to the use and enjoyment of Rutland Water and appropriate in scale, form and design to its location. Outside the five defined recreation areas, new development will be restricted to small scale development for recreation, sport and tourism facilities only where essential for nature conservation or fishing or essential for operational requirements of existing facilities and subject to it being appropriate in terms of location, scale, design and impact on the landscape. Caravan and camping sites will not be acceptable outside the defined recreation areas and only within the defined recreation areas where appropriate to the area in terms of its scale, location and impact on the surrounding area.

The historic and cultural environment

The quality and character of the built and historic environment of Rutland will be conserved and enhanced. Particular protection will be given to the character and special features of: a) listed buildings and features; b) conservation areas; c) scheduled ancient monuments; d) historic parks and gardens; e) known and potential archaeological sites. All developments, projects and activities will be expected to protect and where possible enhance historic assets and their settings, maintain local distinctiveness and the character of identified features. Development should respect the historic landscape character and contribute to its conservation, enhancement or restoration, or the creation of appropriate new features. The adaptive re-use of redundant or functionally obsolete listed buildings or important buildings will be supported where this does not harm their essential character.

Gypsies and travellers

Sites for gypsies and travellers and show people will be identified through the Site Allocations and Policies DPD and/or the planning application process. The future need for sites for gypsies and travellers and show people beyond 2012 will be assessed in a review of the Leicestershire and Rutland Gypsy and Traveller Needs Assessment to be carried out in 2012. In determining suitable sites the following considerations will be taken into account: a) in the case of permanent sites, there should be reasonable and convenient access to schools, medical services, shops and other community facilities; b) the site should be well located and provide safe and convenient vehicular, pedestrian and cycle access and adequate parking, and not result in a level of traffic generation which is inappropriate for roads in the area; c) the impact on landscape character and/or sites/areas of nature conservation value including the internationally designated nature conservation site of Rutland Water; d) the site must provide adequate on-site facilities for parking, storage, play and residential amenity (including basic essential services); e) the site should not be unacceptably visually intrusive nor detrimental to amenities of adjacent occupiers; f) adequate levels of privacy and residential amenity for occupiers should be provided.

Housing density and mix

New housing developments of 10 dwellings or more or sites of 0.3 hectares or more will be expected to achieve the following densities having regard to the character of the surroundings and other design principles set out in Policy CS19: • 30 dwellings per hectare in the villages; • 40 dwellings per hectare within the built-up area of Oakham and Uppingham town and the proposed sustainable urban extension to Oakham although developers will be encouraged to achieve higher densities where this can be achieved without adversely affecting the character of the area. New housing developments of 10 dwellings or more will be expected to provide a range of housing types, sizes and tenures, to meet the general and specialist needs for housing as identified in the Strategic Housing Market Assessment. The precise details of housing mix will be set out for larger sites through master planning or in the Site Allocations and Policies DPD.

Affordable housing

In order to address the need for affordable housing in Rutland, the target for the provision of affordable housing is at least 40 affordable homes per year through developer contributions and other opportunities in the period 2009-2026. A minimum target of 35% affordable housing provision will apply to all new housing developments. The Council will expect this requirement to be met where it considers evidence indicates that this would be viable. In some cases a higher requirement may be expected where this is evidenced as economically viable. Where there is disagreement as to viability between the Council and the applicant the lesser provision would need to be justified through clear evidence set out in a viability assessment and the Council will need to be satisfied that all public subsidy funding sources have been explored. The provision of affordable housing should be made on site with the exception of developments of 5 dwellings or less or sites of 0.15 hectares or less where an equivalent commuted sum payment towards affordable housing may be made. Commuted sum payments may also be made in exceptional circumstances where provision of affordable housing is considered by the Council to be detrimental environmental, demographic or other reasons. Commuted sum payments will be used where possible for the provision of affordable housing within the vicinity of the development site within a reasonable time frame. In other circumstances contributions will be pooled to provide affordable housing elsewhere in Rutland. As a general guideline approximately 80% of affordable housing should be for rent and 2

Spatial strategy for Oakham

The Spatial Strategy for Oakham is to provide for sustainable development to help meet the needs of the local communities and the local economy by: a) supporting a sustainable urban extension to Oakham; b) supporting the development of the new education, recreation, leisure and cultural facilities as part of the Catmose Campus development; c) supporting initiatives to regenerate the west end of Oakham town centre; d) promoting the integration of transport modes through a new transport interchange in Oakham. Sustainable urban extension to Oakham A sustainable mixed-use urban extension of about 1,000 new homes will be developed to the north west of the Oakham. The development will need to meet the highest standards of design and construction including layout and design of buildings, access, green space, landscaping and energy use and waste management. Development of this area will be subject to the following key requirements: a) well related to Oakham and the local area; b) of appropriate scale and design to reflect the local character; c) phasing to ensure continuity of housing supply and co-ordination with provision of infrastructure; d) provision of green infrastructure including multi-functional space linking the development with the town by way of footpaths, cycleways, green corridors and the potential for habitat creation; e) provision of community, sport and recreation facilities; f) provision of a new agricultural showground and sports fields to compensate for the loss of existing facilities; g) affordable housing (at least 35% of the total); h) minimum density of 40 dwellings per hectare; i) provision of a new school or contributions towards extending existing schools as required; j) low or zero carbon development and on-site renewable energy generation; k) provision of waste management facilities for the recycling and recovery of resources; l) a new centre with local neighbourhood shops and facilities including provision for employment; m) a surface water management plan to address drainage/flooding issues n) a comprehensive package of transport measures; o) infrastructure to be in place before development commences, particularly sewerage infrastructure with sufficient capacity to cope with the additional housing levels such that the internationally designated nature conservation site of Rutland Water is not significantly affected.

Provision and distribution of new housing

Provision will be made for 3,000 new dwellings over the period 2006-2026. As at 1st April 2010 at least 1,930 new dwellings will be made available in accordance with the following distribution: About 70% of new housing (about 1,350 new dwellings) will be located within and adjoining Oakham and Uppingham, of which: 80% will be in Oakham (about 1,100 dwellings or 69 per annum) 20% in Uppingham (about 250 dwellings or 16 dwellings per annum) About 20% of new housing will be located within and adjoining the Local Service Centres (about 390 dwellings or 24 per annum) The remaining 10% new housing will be located within the Smaller Service Centres and Restraint Villages in the form of affordable housing, conversion and re-use of buildings and on previously developed land (about 190 dwellings or 12 per annum). Greenfield sites within or adjoining the planned limits of development in Oakham, Uppingham and the Local Service Centres will only be allocated and released where needed to maintain a sufficient and phased supply of deliverable and developable land. Sites outside or adjoining the smaller service centres and restraint villages will not generally be allocated or released. The target is for about 25% of dwellings to be built on previously developed land.

Developer contributions

Developer contributions will be sought to ensure that new development meets the reasonable costs of providing the on and off site infrastructure requirements to meet the needs for additional or improvements to existing local and strategic infrastructure, services and facilities that would mitigate and/or compensate for the impacts generated by the new development. Negotiations with developers will consider the individual site circumstances and the approach set out in the Council's published Planning and Developer Contributions Supplementary Planning Document (SPD). Where viability is identified as an issue, a site specific financial evaluation will be required to demonstrate to the Council that a development will be unviable as a consequence of the developer contributions. Any such claims will need to be verified using an open book financial appraisal by an independent third party in advance of a planning application being submitted. Based on an independent viability assessment, developer contributions may be deferred or discounted where this would not make the development unacceptable in planning terms. This will retain a degree of flexibility in applying the standard contributions/charges where affordability based on development viability is clearly demonstrated, without compromising the planning necessity for identified infrastructure and facilities. The Council will apply clauses in Planning Obligations relating to deferred contributions, which will seek to recover all or part of the discount in circumstances where the financial climate and economic viability of the development improves. Any recaptured discount will be limited to the full standard developer contributions for the infrastructure applicable at the time the planning obligation for a development was signed. Developer contributions will be payment in full upon commencement of the development, although the phasing payments of developer contributions maybe appropriate in certain circumstances. The charging mechanisms by which developer contributions are achieved will be reviewed in the light of the changes in national policy. The Community Infrastructure Levy (or a subsequent future charging policy framework) will be considered where the generalised charging mechanism would help to support the wider infrastructure delivery in the area.

The spatial strategy

The spatial strategy is to provide for sustainable development to help create safe and healthy communities and meet the needs of the local economy through: a) focussing new development in the most sustainable locations, primarily in the towns and the local service centres away from areas prone to flooding and ensuring that development is accessible by other modes of transport without reliance upon the private car; (see Policies CS3, 4) b) new development being of an appropriate scale and design that reflects local character and is consistent with maintaining and enhancing the environment and contributes to local distinctiveness; (see Policies CS19, 21, 22) c) enhancing the role of Oakham as the main service centre serving the villages in Rutland for shopping, employment and local services; (see Policy CS5) Creating Sustainable Communities d) protecting and enhancing the provision, quality and accessibility of existing local community, education, leisure and cultural facilities within the towns and villages appropriate to their role in the settlement hierarchy; (see Policies CS7, 23) e) providing appropriate developer contributions towards infrastructure, services and facilities to mitigate the impacts of development; (see Policy CS8) f) developing a range of types and mix of housing including affordable and special needs housing; (see Policies CS10,11) g) meeting the requirement for pitches for gypsies and travellers; (see Policy CS12) Building Our Economy and Infrastructure h) safeguarding existing employment and business sites and waste related developments for primarily Use Class B uses and waste related uses unless it can be demonstrated that an alternative use would have economic benefits and would not be detrimental to the overall supply and quality of employment land within the County. In addition new allocations for employment uses will be provided (see Policies CS13, CS14 and CS16). i) supporting small scale developments for appropriate employment and tourism uses in the towns, villages and rural areas; (see Policies CS15,16) j) supporting and focussing retail and service development within the town centres of Oakham and Uppingham; (see Policies CS14, 17) k) promoting sustainable transport measures and focus improving accessibility around the key transport hubs of Oakham and Uppingham and linkages to the villages and nearby cities and towns; (see Policy 18) Sustaining Our Environment l) protecting and enhancing open space, recreation, sport and green infrastructure networks in order to promote healthy communities and enhance the rural setting of the towns and villages; (see Policy CS23) m) promoting high quality design that respects resource efficiency, local distinctiveness and safeguards the special historic and landscape character, cultural heritage and environment of the towns and villages and rural areas; (see Policies CS19, 21, 22) n) promoting energy efficiency, renewable energy, prudent use of resources and sustainable waste management; (see Policies CS20, 25) o) protecting and enhancing the natural environment and protecting the internationally designated nature conservation site of Rutland Water from any likely significant effects. (see Policy CS24)

The Settlement Hierarchy

The Settlement Hierarchy for Rutland is: Main Town – Oakham. This is the main town with a range of job opportunities, higher order services including retail, leisure and health facilities for the surrounding rural area and has good public transport links. Small Town – Uppingham. This is the second largest town with a range of job opportunities, convenience shopping, education, community and health facilities but with more limited public transport links. Local Service Centres – Cottesmore, Edith Weston, Empingham, Greetham, Ketton, Market Overton, Ryhall. These comprise of seven of the largest villages with a range of facilities and access to public transport. Smaller Service Centres – Barrowden, Belton-in-Rutland, Caldecott, Essendine, Exton, Glaston, Great Casterton, Langham, Lyddington, Manton, Morcott, North Luffenham, South Luffenham, Tinwell, Whissendine, Wing. These comprise of sixteen of the smaller villages with a more limited range of facilities than the Local Service Centres. Restraint Villages – Ashwell, Ayston, Barleythorpe, Barrow, Belmesthorpe, Bisbrooke, Braunston-in-Rutland, Brooke, Burley, Clipsham, Egleton, Hambleton, Little Casterton, Lyndon, Pickworth, Pilton, Preston, Ridlington, Seaton, Stoke Dry, Stretton, Teigh, Thistleton, Thorpe by Water, Tickencote, Tixover, Toll Bar, Wardley, Whitwell. These comprise of the smallest villages with few services and facilities. Countryside – Open countryside and villages not identified in settlement categories.

The location of development

In order to contribute towards the delivery of sustainable development and meet the vision and the strategic objectives of the Core Strategy: Development in Rutland will be directed towards the most sustainable locations in accordance with the settlement hierarchy of Oakham, Uppingham, Local Service Centres, Smaller Service Centres and Restraint Villages. The rest of Rutland, including settlements not identified in settlement categories will be designated as countryside. Oakham will be the key focus for new development mostly on land allocated to the north west of the town. This is considered to be the most sustainable location to accommodate significant levels of growth, about 69 dwellings per annum up to 2026 Uppingham will be a focus for more moderate growth mostly on allocated sites to the west or north west of the town. Uppingham has the capacity to accommodate about 16 dwellings per annum up to 2026 The Local Service Centres can accommodate a level of growth mainly through small scale allocated sites, affordable housing sites, infill developments and conversion or reuse of redundant suitable rural buildings, approximately 24 dwellings per annum in this settlement category up to 2026. The Smaller Service Centres can accommodate a minor scale level of development mainly on previously developed land on a limited scale appropriate to the character and needs of the village concerned, comprising affordable housing sites, infill developments and conversion or reuse of redundant suitable rural buildings. The Restraint Villages are not considered sustainable locations to accommodate further development unless it is development normally acceptable in the countryside. Development in the Countryside will be strictly limited to that which has an essential need to be located in the countryside and will be restricted to particular types of development to support the rural economy and meet affordable housing needs. The conversion and re-use of appropriately located and suitably constructed rural buildings for residential and employment-generating uses in the countryside will be considered adjacent or closely related to the towns, local services centres and smaller services centres provided it is of a scale appropriate to the existing location and consistent with maintaining and enhancing the environment and would contribute to the local distinctiveness of the area. New development will be prioritised in favour of the allocation and release of previously developed land within or adjoining the planned limits of development where it can support sustainable patterns of development and provides access to services by foot, public transport and cycling.

Re-use of redundant military bases and prisons

The Council will seek to ensure that any re-use or redevelopment of former military bases or prisons is planned and developed in a comprehensive and co-ordinated manner. Proposals will be subject to a development brief or masterplan setting out the main requirements. This will form part of a supplementary planning document or development plan document to be prepared in consultation with the prospective developers and local communities. The key requirements for any proposals are that they should: a) re-use existing land and buildings and where appropriate minimise any built development on undeveloped airfield land; b) not lead to undue disturbance to nearby local communities through traffic, noise, aircraft activity or other uses; c) protect and where possible enhance the countryside and character of the landscape, natural and cultural heritage; d) be accessed satisfactorily and not generate unacceptable traffic on the surrounding road network e) be accessible by public transport and include measures to encourage walking and cycling; f) incorporate high quality design and construction including the need for energy efficiency, renewable energy and waste management.

Town centres and retailing

The vitality and viability of the town centres will be maintained and enhanced so they continue to provide a range of retail, leisure and business uses. This will be achieved by: a) supporting the following hierarchy of town centres: Oakham: Main Town Centre – serving the whole of Rutland Uppingham: Town centre – serving the wide surrounding rural catchment b) focussing main town centre uses in the defined town centres. Where such developments cannot be identified within defined town centres a sequential approach will be followed with preference given first to sites on the edge of the defined town centres prior to the consideration of out-of-centre sites. c) supporting initiatives which enhance and regenerate the Oakham West End d) supporting suitable proposals for the development of the 'evening economy' and complementary leisure uses e) supporting proposals for the use of upper floors above shops and commercial premises for residential or office purposes f) requiring Impact Assessments for proposals upwards of 500 m2 gross for town centre uses outside of the defined town centres g) supporting the provision of new local neighbourhood shops in the sustainable urban extension to the north-west of Oakham h) monitoring retail provision which may be adjusted if development takes place more quickly or slowly than anticipated.

Sustainable transport and accessibility

The Council will work with partners to improve accessibility and develop the transport network within and beyond Rutland and accommodate the impacts of new development by focusing on: a) supporting new development in the towns and local service centres in line with the locational strategy in Policy CS4 which are accessible by range of sustainable forms of transport and minimise the distance people need to travel to shops, services and employment opportunities; b) supporting development proposals that include a range of appropriate mitigating transport measures aimed improved transport choice and encourage travel to work and school safely by public transport, cycling and walking, including travel plans; c) providing safe and well designed transport infrastructure; d) improving bus routes, services and passenger facilities around the key transport hubs of Oakham and Uppingham and linkages to the larger service villages and nearby cities and towns, such as Leicester, Peterborough, Corby and Stamford; e) improving passenger rail services and facilities to Oakham and other parts of the region and bus, pedestrian and cycle links to the rail station; f) supporting opportunities for sustainable freight movement by rail where possible; g) Integration between the different modes particularly bus and rail services through provision of a sustainable transport interchange in Oakham; h) providing adequate levels of car parking in line with Council's published car parking standards; i) co-ordination and joint working between the education, public, business, voluntary and community sectors to achieve affordable and sustainable transport, wherever possible; and j) the delivery of highways and transport improvements as guided by the Local Transport Plan through joint working with neighbouring authorities and transport providers, where necessary.