Planning in Selby

Design Quality

Proposals for all new development will be expected to contribute to enhancing community cohesion by achieving high quality design and have regard to the local character, identity and context of its surroundings including historic townscapes, settlement patterns and the open countryside. Where appropriate schemes should take account of design codes and Neighbourhood Plans to inform good design. Both residential and non-residential development should meet the following key requirements: a) Make the best, most efficient use of land without compromising local distinctiveness, character and form. b) Positively contribute to an area's identity and heritage in terms of scale, density and layout; c) Be accessible to all users and easy to get to and move through; d) Create rights of way or improve them to make them more attractive to users, and facilitate sustainable access modes, including public transport, cycling and walking which minimise conflicts; e) Incorporate new and existing landscaping as an integral part of the design of schemes, including off-site landscaping for large sites and sites on the edge of settlements where appropriate; f) Promote access to open spaces and green infrastructure to support community gatherings and active lifestyles which contribute to the health and social well-being of the local community; g) Have public and private spaces that are clearly distinguished, safe and secure, attractive and which complement the built form; h) Minimise the risk of crime or fear of crime, particularly through active frontages and natural surveillance; i) Create mixed use places with variety and choice that compliment one another to encourage integrated living, and j) Adopt sustainable construction principles in accordance with Policies SP15 and SP16. k) Preventing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of soil, air, water, light or noise pollution or land instability. l) Development schemes should seek to reflect the principles of nationally recognised design benchmarks to ensure that the best quality of design is achieved.

Design Quality

Achieving development of high quality design, which has regard to the local character, identity and context of its surroundings. Homes meeting residents' needs in long term. Safer communities

Scale and Distribution of Economic Growth

Support will be given to developing and revitalising the local economy in all areas by: A. Scale and Distribution 1. Providing for an additional 37 – 52 ha of employment land across the District in the period up to 2027. 2. Within this total, providing for 23 ha of employment land as part of the Olympia Park mixed strategic housing/employment site to the east of Selby to meet the needs of both incoming and existing employment uses. 3. The precise scale and location of smaller sites in Selby, Tadcaster, Sherburn in Elmet and rural areas will be informed by an up-to-date Employment Land Availability Assessment and determined through a Site Allocation Local Plan. 4. Giving priority to higher value business, professional and financial services and other growth sector jobs, particularly in Selby Town Centre and in high quality environments close to Selby by-pass. 5. Encouraging re-use of premises and intensification of employment sites to accommodate finance and insurance sector businesses and high value knowledge based activities in Tadcaster. B. Strategic Development Management 1. Supporting the more efficient use of existing employment sites and premises within defined Development Limits through modernisation of existing premises, expansion, redevelopment, re-use, and intensification. 2. Safeguarding Established Employment Areas and allocated employment sites unless it can be demonstrated that there is no reasonable prospect of a site being used for that purpose. 3. Promoting opportunities relating to recreation and leisure uses. C. Rural Economy In rural areas, sustainable development (on both Greenfield and Previously Developed Sites) which brings sustainable economic growth through local employment opportunities or expansion of businesses and enterprise will be supported, including for example 1. The re-use of existing buildings and infrastructure and the development of well-designed new buildings 2. The redevelopment of existing and former employment sites and commercial premises 3. The diversification of agriculture and other land based rural businesses. 4. Rural tourism and leisure developments, small scale rural offices or other small scale rural development. 5. The retention of local services and supporting development and expansion of local services and facilities in accordance with Policy SP14. D. In all cases, development should be sustainable and be appropriate in scale and type to its location, not harm the character of the area, and seek a good standard of amenity.

Economic Growth

Developing and revitalising the local economy by: Providing land to meet needs; Giving priority to higher value business in the right location; Supporting efficient use of existing sites and safeguarding existing/allocated sites. Promoting recreation and leisure uses. Provide employment opportunities in rural locations to maintain the viability of rural communities and to reduce the need to travel.

Sustainable Development and Climate Change

A. Promoting Sustainable Development In preparing its Site Allocations and Development Management Local Plans, to achieve sustainable development, the Council will: a) Direct development to sustainable locations in accordance with Policy SP2; b) Give preference to the re-use, best-use and adaption of existing buildings and the use of previously developed land where this is sustainably located and provided that it is not of high environmental value; c) Achieve the most efficient use of land without compromising the quality of the local environment; d) Ensure that development in areas of flood risk is avoided wherever possible through the application of the sequential test and exception test; and ensure that where development must be located within areas of flood risk that it can be made safe without increasing flood risk elsewhere; e) Support sustainable flood management measures such as water storage areas and schemes promoted through local surface water management plans to provide protection from flooding; and biodiversity and amenity improvements. f) Ensure development proposals respond to land characteristics to minimise risks of erosion, subsidence and instability, and to exploit opportunities for reclamation and reinstatement of contaminated land. B. Design and Layout of Development In order to ensure development contributes toward reducing carbon emissions and are resilient to the effects of climate change, schemes should where necessary or appropriate: a) Improve energy efficiency and minimise energy consumption through the orientation, layout and design of buildings and incorporation of facilities to support recycling; b) Incorporate sustainable design and construction techniques, including for example, solar water heating storage, green roofs and re-use and recycling of secondary aggregates and other building materials, and use of locally sourced materials; c) Incorporate water-efficient design and sustainable drainage systems which promote groundwater recharge; d) Protect, enhance and create habitats to both improve biodiversity resilience to climate change and utilise biodiversity to contribute to climate change mitigation and adaptation; e) Include tree planting, and new woodlands and hedgerows in landscaping schemes to create habitats, reduce the 'urban heat island effect' and to offset carbon loss; f) Minimise traffic growth by providing a range of sustainable travel options (including walking, cycling and public transport) through Travel Plans and Transport Assessments and facilitate advances in travel technology such as Electric Vehicle charging points; g) Make provision for cycle lanes and cycling facilities, safe pedestrian routes and improved public transport facilities; and h) Incorporate decentralised, renewable and low-carbon forms of energy generation (in line with Policy SP16 and Policy SP17).

Improving Resource Efficiency

In order to promote increased resource efficiency unless a particular scheme would be demonstrably unviable or not feasible, the Council will require: a) New residential developments of 10 dwellings or more or non-residential schemes of 1000 m2 gross floor space or more, to provide a minimum of 10% of total predicted energy requirements from renewable, low carbon or decentralised energy sources (or else in accordance with the most up to date revised national, sub-regional or local targets). b) Strategic Development Sites identified in the Core Strategy and key sites identified in future Local Plan documents to derive the majority of their total energy needs from renewable, low carbon or decentralised energy sources. Developers to investigate particular opportunities to take advantage of any or a combination of the following for example: i) Local biomass technologies, ii) Energy from waste (in accordance with the County Waste Policies), iii) Combined Heat and Power schemes, and iv) Community Heating Projects. c) Development schemes to employ the most up-to-date national regulatory standards for Code for Sustainable Homes on residential schemes, and BREEAM standards on non-residential schemes until such time as replaced by specific local requirements through further SPDs or Local Plan documents.

Low-Carbon and Renewable Energy

A. In future Local Plan documents, the Council will: • seek to identify opportunities where development can draw its energy from renewable, low carbon or decentralised energy supply systems and for co-locating potential heat customers and suppliers; and • consider identifying 'suitable areas' for renewable and low carbon energy sources and supporting infrastructure. B. The Council will support community-led initiatives for renewable and low carbon energy developments being taken forward through neighbourhood plans including those outside any identified suitable areas. C. All development proposals for new sources of renewable energy and low-carbon energy generation and supporting infrastructure must meet the following criteria: i. are designed and located to protect the environment and local amenity or ii. can demonstrate that the wider environmental, economic and social benefits outweigh any harm caused to the environment and local amenity, and iii. impacts on local communities are minimised. Schemes may utilise the full range of available technology including; a) Renewable energy schemes, which contribute to meeting or exceeding current local targets of 32 megawatts by 2021 or prevailing sub-regional or local targets; b) Micro-generation schemes, which are not necessarily grid-connected but which nevertheless, reduce reliance on scarce, non-renewable energy resources; c) Clean Coal Bed Methane extraction, clean coal energy generation and Carbon Capture and Storage technologies (in accordance with County Minerals Policies); and d) Improvements at existing fossil fuel energy generating plants to reduce carbon emissions, within the national energy strategy for a balanced mix of energy sources to meet demands. D. In areas designated as Green Belt, elements of many renewable energy projects will comprise inappropriate development and in such cases applicants must demonstrate very special circumstances if projects are to proceed and proposals must meet the requirements of Policy SP3 and national Green Belt policies.

Climate Change

To address the causes and potential impacts of climate change by reducing green house gases, mitigating and adapting to climate change, through managing the design and location of development.

Improving Resource Efficiency

Promote increased resource efficiency and reduction in resource use.

Renewable Energy

Reduction in reliance on non-renewable energy sources by increased renewable energy capacity to exceed District targets.

Protecting and Enhancing the Environment

The high quality and local distinctiveness of the natural and man-made environment will be sustained by: 1. Safeguarding and, where possible, enhancing the historic and natural environment including the landscape character and setting of areas of acknowledged importance. 2. Conserving those historic assets which contribute most to the distinct character of the District and realising the potential contribution that they can make towards economic regeneration, tourism, education and quality of life. 3. Promoting effective stewardship of the District's wildlife by: a) Safeguarding international, national and locally protected sites for nature conservation, including SINCs, from inappropriate development. b) Ensuring developments retain, protect and enhance features of biological and geological interest and provide appropriate management of these features and that unavoidable impacts are appropriately mitigated and compensated for, on or off-site. c) Ensuring development seeks to produce a net gain in biodiversity by designing-in wildlife and retaining the natural interest of a site where appropriate. d) Supporting the identification, mapping, creation and restoration of habitats that contribute to habitat targets in the National and Regional biodiversity strategies and the local Biodiversity Action Plan. 4. Wherever possible a strategic approach will be taken to increasing connectivity to the District's Green Infrastructure including improving the network of linked open spaces and green corridors and promoting opportunities to increase its multi-functionality. This will be informed by the Leeds City Region Infrastructure Strategy. 5. Identifying, protecting and enhancing locally distinctive landscapes, areas of tranquillity, public rights of way and access, open spaces and playing fields through Development Plan Documents. 6. Encouraging incorporation of positive biodiversity actions, as defined in the local Biodiversity Action Plan, at the design stage of new developments or land uses. 7. Ensuring that new development protects soil, air and water quality from all types of pollution. 8. Ensuring developments minimise energy and water consumption, the use of non-renewable resources, and the amount of waste material. 9. Steering development to areas of least environmental and agricultural quality.

Green Belt

A. Those areas covered by Green Belt are defined on the Proposals Map. B. In accordance with the NPPF, within the defined Green Belt, planning permission will not be granted for inappropriate development unless the applicant has demonstrated that very special circumstances exist to justify why permission should be granted. C. Green Belt boundaries will only be altered in exceptional circumstances through the Local Plan. Exceptional circumstances may exist where: (i) there is a compelling need to accommodate development in a particular settlement to deliver the aims of the settlement hierarchy, and (ii) in that settlement, sufficient land to meet the identified needs is not available outside the Green Belt, and (iii) removal of land from the Green Belt would represent a significantly more sustainable solution than development elsewhere on non-Green Belt land. D. To ensure that Green Belt boundaries endure in the long term, any Green Belt review through the Local Plan will: (i) define boundaries clearly using physical features that are readily recognisable and likely to be permanent (ii) review washed-over villages (iii) ensure that there is sufficient land available to meet development requirements throughout the Plan period and identify safeguarded land to facilitate development beyond the Plan period. E. Any amendments to the Green Belt will be subject to public consultation and a Sustainability Appraisal, and assessed for their impact upon the following issues (non-exhaustive): • any other relevant policy/strategy; and • flood risk; and • nature conservation; and • impact upon heritage assets; and • impact upon landscape character; and • appropriate access to services and facilities; and • appropriate access to public transport.

Protecting and Enhancing the Environment

The District's high quality natural and man-made environment safeguarded and enhanced by: Protecting the historic environment; Promoting effective stewardship of the District's wildlife; Supporting the creation and restoration of habitats.

Rural Housing Exceptions Sites

In the Designated Service Villages and the Secondary Villages, planning permission will be granted for small scale 'rural affordable housing' as an exception to normal planning policy provided all of the following criteria are met: i) The site is within or adjoining Development Limits in the case of Secondary Villages, and adjoining Development Limits in the case of Designated Service Villages; ii) A local need has been identified by a local housing needs survey, the nature of which is met by the proposed development; and iii) The development is sympathetic to the form and character and landscape setting of the village and in accordance with normal development management criteria. An appropriate agreement will be secured, at the time of the granting of planning permission to secure the long-term future of the affordable housing in perpetuity. Small numbers of market homes may be allowed on Rural Exception sites at the local authority's discretion, for example where essential to enable the delivery of affordable units without grant funding in accordance with the NPPF. Future Local Plan documents will consider introducing a detailed policy and / or specific allocations for such sites.

Travellers

A. In order to provide a lawful settled base to negate unauthorised encampments elsewhere, the Council will establish at least a 5-year supply of deliverable sites and broad locations for growth to accommodate additional Traveller sites/pitches/plots required through a Site Allocations Local Plan, in line with the findings of up to date assessments or other robust evidence. B. Rural Exception Sites that provide Traveller accommodation in perpetuity will be considered in accordance with Policy SP10. Such sites will be for residential use only. C. Other applications for Traveller development will be determined in accordance with national policy.

Management of Residential Development in Settlements

a) In order to ensure that development on non-allocated sites contributes to sustainable development and the continued evolution of viable communities, the following types of residential development will be acceptable in principle, within Development Limits in different settlement types, as follows: • In Selby, Sherburn in Elmet, Tadcaster and Designated Service Villages – conversions, replacement dwellings, redevelopment of previously developed land, and appropriate scale development on greenfield land (including garden land and conversion/ redevelopment of farmsteads). • In Secondary Villages – conversions, replacement dwellings, redevelopment of previously developed land, filling of small linear gaps in otherwise built up residential frontages, and conversion/redevelopment of farmsteads. b) Proposals for the conversion and/or redevelopment of farmsteads to residential use within Development Limits will be treated on their merits according to the following principles: • Priority will be given to the sympathetic conversion of traditional buildings which conserves the existing character of the site and buildings • Redevelopment of modern buildings and sympathetic development on farmyards and open areas may be acceptable where this improves the appearance of the area and • Proposals must relate sensitively to the existing form and character of the village c) In all cases proposals will be expected to protect local amenity, to preserve and enhance the character of the local area, and to comply with normal planning considerations, with full regard taken of the principles contained in Design Codes (e.g. Village Design Statements), where available. d) Appropriate scale will be assessed in relation to the density, character and form of the local area and should be appropriate to the role and function of the settlement within the hierarchy. e) All proposals in villages washed over by Green Belt must accord with national and local Green Belt policy.

The Scale and Distribution of Housing

A. Provision will be made for the delivery of a minimum of 450 dwellings per annum and associated infrastructure in the period up to March 2027. B. After taking account of current commitments, housing land allocations will be required to provide for a target of 5340 dwellings between 2011 and 2027, distributed as follows: (Rounded Figures) % Minimum require't 16 yrs total 2011-2027 dpa Existing PPs 31.03.111 New Allocations needed (dw) % of new allocations Selby2 51 3700 230 1150 2500 47 Sherburn 11 790 50 70 700 13 Tadcaster 7 500 30 140 360 7 Designated Service Villages 29 2000 130 290 1780 33 Secondary Villages3 2 170 10 170 - - Total4 100 72005 4506 1820 5340 100 C. In order to accommodate the scale of growth required at Selby 1000 dwellings will be delivered through a mixed use urban extension to the east of the town, in the period up to 2027, in accordance with Policy SP6. Smaller scale sites within and/or adjacent to the boundary of the Contiguous Urban Area of Selby to accommodate a further 1500 dwellings will be identified through the Site Allocations part of the Local Plan. D. Options for meeting the more limited housing requirement in Sherburn in Elmet and Tadcaster will be considered in the Site Allocations part of the Local Plan. E. Allocations will be sought in the most sustainable villages (Designated Service Villages) where local need is established through a Strategic Housing Market Assessment and/or other local information. Specific sites will be identified through the Site Allocations part of the Local Plan.

Managing Housing Land Supply

A. The Council will ensure the provision of housing is broadly in line with the annual housing target and distribution under Policy SP5 by: 1. Monitoring the delivery of housing across the District 2. Identifying land supply issues which are causing or which may result in significant under-delivery of performance and/or which threaten the achievement of the Vision, Aims and Objectives of the Core Strategy 3. Investigating necessary remedial action to tackle under-performance of housing delivery. B. Under-performance is defined as: 1. Delivery which falls short of the quantum expected in the annual target over a continuous 3 year period; or 2. Where there is less than a 5 year housing land supply. C. Remedial action is defined as investigating the underlying causes and identifying options to facilitate delivery of allocated sites in the Site Allocations Local Plan by (but not limited to): 1. Arbitration, negotiation and facilitation between key players in the development industry; or 2. Facilitating land assembly by assisting the finding of alternative sites for existing users; or 3. Identifying possible methods of establishing funding to facilitate development; or 4. Identifying opportunities for the Council to purchase and/or develop land in partnership with a developer. D. Due to the potential land availability constraint on delivery in Tadcaster, the Site Allocations Local Plan will allocate land to accommodate the quantum of development set out in Policy SP5 in three phases as follows: Phase 1: The preferred sites in/on the edge of Tadcaster which will be released on adoption of the Site Allocations Local Plan. Phase 2: A second choice of preferred sites in/on the edge of Tadcaster which will only be released in the event that less than one third of the minimum dwelling requirement for Tadcaster has been completed after 5 years following the adoption of the Site Allocations Local Plan. Phase 3: A range of sites in/on the edge of settlements in accordance with the hierarchy in Policy SP2 which will only be released after 3 years following release of Phase 2 if completions are less than 50% of the minimum dwelling requirement for Tadcaster. E. In advance of the Site Allocation Local Plan being adopted, those allocated sites identified in saved Policy H2 of the Selby District Local Plan will contribute to housing land supply.

Olympia Park Strategic Development Site

Land within the area bounded by the A19 Barlby Road, the River Ouse and the A63 Selby Bypass, is designated as a strategic location for mixed economic and residential growth in accordance with the development principles set out below: i) Development within the defined area will be programmed to deliver 1000 new homes and 23 hectares of new employment land in the period up to 2027, with a further 10.6 hectares reserved for longer term employment use. ii) A comprehensive, phased approach to development is required in accordance with an approved Framework and Delivery Document and an approved Master Plan, which will ensure the release of employment land in the eastern part of the site prior to future residential development south of the Leeds – Hull railway. iii) The Master Plan will be produced in consultation with stakeholders and the local community prior to determination of any applications for development. iv) Principal access to new residential development south of the Leeds – Hull railway will be from a new junction with Barlby Road involving a new road bridge across the railway and stopping up of the existing level crossing. Access to new employment land in the eastern part of the site will be taken from the existing roundabout junction on the A63 Selby Bypass, through a new link road to the Potter Group site. Both the new link road and road bridge are required to be constructed in advance of residential development south of the railway. v) The impact of new development on the existing transport network should be minimised. vi) A sequential approach should be taken to residual flood risk and development vulnerability, in accordance with the requirements set out in the Council's Level 2 SFRA (February 2010). Site specific FRAs will be required to address relative flood levels vulnerabilities across the site. vii) Development proposals will be expected to deliver the necessary infrastructure, facilities and services, including recreation open space, to support new and expanded communities, and to cater for the needs of new businesses, in accordance with the Councils approved standards applicable at the time of future planning application(s). This may include financial contributions to secure provision by public agencies and reservation of land to accommodate education and health care provision, and community facilities such as a meeting hall, local convenience shopping and recycling. viii) The development should provide up to 40% affordable housing over the lifetime of the scheme. Each residential phase of development will be expected to contribute towards affordable housing provision, the precise amount, type, and tenure of each phase to be determined at application stage (for each phase of development), through an Affordable Housing Plan. ix) The opportunities created through the development of this area should be maximised to enhance the riverside and general environment including the retention, enhancement and creation of green infrastructure and wildlife habitats, provision of new landscaping, including structural landscaping, relocation of existing allotments and sports fields within the site, and provision of new recreation and amenity space. x) Proposals should ensure high quality design reflecting the prominent 'gateway' location of the site. xi) Development should maximise opportunities for sustainable travel, including reducing the dependency on the car through development of a Travel Plan and by providing suitable access to existing local facilities and services, providing new passenger transport links, and ensuring safe, attractive and convenient pedestrian and cycle routes between the development and neighbouring areas, including Selby Town Centre. xii) Development should protect and enhance the amenities of existing and future residents and protect the viability of existing and future businesses. xiii) New development should protect and enhance the character and setting of Selby Town Centre Conservation Area, including maximising views to the Abbey Church and ensuring Selby's skyline is not detrimentally impacted upon. xiv) Development should incorporate sustainable development principles, including sustainable construction and drainage methods, and low carbon layout and design, and should (where feasible and viable) derive the majority of total predicted energy requirements from de-centralised and renewable or low carbon sources. In addition to incorporation of micro generation infrastructure, this might include energy from local biomass or waste technologies, combined heat and power schemes and/or community heating projects.

Housing Mix

All proposals for housing must contribute to the creation of mixed communities by ensuring that the types and sizes of dwellings provided reflect the demand and profile of households evidenced from the most recent strategic housing market assessment and robust housing needs surveys whilst having regard to the existing mix of housing in the locality.

Affordable Housing

A. The Council will seek to achieve a 40/60% affordable/general market housing ratio within overall housing delivery. B. In pursuit of this aim, the Council will negotiate for on-site provision of affordable housing up to a maximum of 40% of the total new dwellings on all market housing sites at or above the threshold of 10 dwellings (or sites of 0.3 ha) or more. Commuted sums will not normally be accepted on these sites unless there are clear benefits to the community/or delivering a balanced housing market by re-locating all or part of the affordable housing contribution. C. On sites below the threshold, a commuted sum will be sought to provide affordable housing within the District. The target contribution will be equivalent to the provision of up to 10% affordable units. D. The tenure split and the type of housing being sought will be based on the Council's latest evidence on local need. E. An appropriate agreement will be secured at the time of granting planning permission to secure the long-term future of affordable housing. In the case of larger schemes, the affordable housing provision will be reviewed prior to the commencement of each phase. The actual amount of affordable housing, or commuted sum payment to be provided is a matter for negotiation at the time of a planning application, having regard to any abnormal costs, economic viability and other requirements associated with the development. Further guidance will be provided through an Affordable Housing SPD.

Rural Exceptions

To provide rural affordable housing to meet identified needs in smaller settlements and rural areas where other opportunities are not available through SP9.

Travelling Community

To cater for the needs of all sectors of the community.

Housing Mix

Mixed and balanced communities meeting identified demand and profile of households.

Affordable Housing

To provide for the identified housing needs of District residents unable to access open market housing.

Access to Services, Community Facilities and Infrastructure

Where infrastructure and community facilities are to be implemented in connection with new development, it should be in place or provided in phase with development and scheme viability. Infrastructure and community facilities should be provided on site, but where this is technically unachievable or not appropriate for other justified reasons, off-site provision or a financial contribution towards infrastructure and community facilities will be sought. In all circumstances opportunities to protect, enhance and better join up existing Green Infrastructure, as well as creating new Green Infrastructure will be strongly encouraged, in addition to the incorporation of other measures to mitigate or minimise the consequences of development. These provisions will be secured through conditions attached to the grant of planning permission or through planning obligations, including those set out in an up to date charging mechanism.

Spatial Development Strategy

A. The location of future development within Selby District will be based on the following principles: a) The majority of new development will be directed to the towns and more sustainable villages depending on their future role as employment, retail and service centres, the level of local housing need, and particular environmental, flood risk and infrastructure constraints • Selby as the Principal Town will be the focus for new housing, employment, retail, commercial, and leisure facilities. • Sherburn in Elmet 2 and Tadcaster 2 are designated as Local Service Centres where further housing, employment, retail, commercial and leisure growth will take place appropriate to the size and role of each settlement. • The following Designated Service Villages have some scope for additional residential and small-scale employment growth to support rural sustainability and in the case of Barlby/Osgodby, Brayton and Thorpe Willoughby to complement growth in Selby. Appleton Roebuck Hambleton Barlby/Osgodby 1 Hemingbrough Brayton Kellington Byram/Brotherton 1, 2 Monk Fryston/Hillam 1, 2 Carlton North Duffield Cawood Riccall Church Fenton South Milford 2 Eggborough/Whitley 1, 2 Thorpe Willoughby Escrick 2 Ulleskelf

Presumption in Favour of 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 jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in the Local Plan (and, where relevant, with policies in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise. Where there are no policies relevant to the application or relevant policies are out of date (as defined by the NPPF) at the time of making the decision then the Council will grant permission unless material considerations indicate otherwise – taking into account whether: o Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or o Specific policies in that Framework indicate that development should be restricted.

Town Centres and Local Services

A. Spatial Strategy The health and wellbeing of town centres, and local shopping facilities and services will be maintained and enhanced by: Selby Town Centre • Focussing town centre uses on Selby including retail, commercial, leisure, entertainment, food and drink, offices, hotels, indoor sports, recreation, and arts and cultural uses. • Promoting the continued renaissance of the town centre through environmental improvements, floor space increases, and by diversifying the range of activities present. Sherburn in Elmet and Tadcaster Town Centres • Strengthening the role of Sherburn in Elmet and Tadcaster by encouraging a wider range of retail, service, and leisure facilities, to meet the needs of the local catchment area, provided proposals are of an appropriate scale and would not have a detrimental affect on the vitality and viability of Selby town as the main focus for town centre uses. Tadcaster • Promoting the regeneration of the town centre • Protecting and enhancing the attractive historic core. Sherburn in Elmet • Securing improved infrastructure and services, including a modest increase in retail floorspace, to support expanding employment activity and housing growth. This may entail an extension to and /or remodelling of the existing centre. Local Shops and Services Outside Established Town Centres • Supporting local shops and services, including village shops and services, by resisting the loss of existing facilities and promoting the establishment of new facilities to serve the day-to-day needs of existing communities and the planned growth of communities. B. Strategic Development Management The role and performance of the existing town centres of Selby, Tadcaster and Sherburn in Elmet will be strengthened, by: a) Ensuring proposals comply with national policy to protect existing retail, service and leisure facilities and provide for the expansion and diversification of town centre uses within the established retail hierarchy; b) Focussing proposals for offices within the defined town centres or in office park locations subject to the sequential approach in the NPPF and as defined in site specific Local Plan documents; c) Requiring all proposals within town centres to provide a high quality, safe environment and environmental improvements; d) Ensuring new developments facilitate improved accessibility to the centres for all users including cyclists, pedestrians, those with special mobility needs and by public transport; e) Effectively managing off-street parking; and f) Identifying development opportunities through site specific Local Plan documents.

Vitality and Viability of Town and Villages

Selby to be main focus for town centre uses. The role and performance of the existing local service centres of Tadcaster and Sherburn in Elmet will be strengthened. The role of villages, serving the every day needs of the local community will be protected by resisting the loss of retail floor space and other existing facilities. Vitality and viability of town centres strengthened by resisting the loss of existing shops and services and encouraging the provision of a variety of shops (sizes and types); and focussing proposals for offices within the defined town centres or in office park locations as identified by future DPDs.