Planning in Stevenage

The Health Campus

The Health Campus is identified on the policies map. Planning permission will be granted for appropriate Class D1 or C2 healthcare uses. Other use classes will be permitted where they provide ancillary facilities which support the site's principal function. Other uses will not be permitted unless it can be satisfactorily demonstrated that the land is no longer required to meet long-term healthcare needs.

Existing health, social and community facilities

Planning permission that results in the loss or reduction of any existing health, social or community facility will be granted where: a. The existing facility can be satisfactorily relocated within the development proposal, or replaced in an appropriate alternative location; b. It can be demonstrated that there is no longer a need for the particular facility; or c. The facility, or any reasonable replacement, is not, and will not, be viable on that site.

New health, social and community facilities

The following site, as shown on the policies map, is designated for new healthcare facilities: HC5/1: Land at Ridlins Playing Fields - Planning permission will be granted for appropriate D1 healthcare uses. Other uses will only be accepted where they are required for ancillary facilities. Planning permission for new health, social or community facilities, or to modernise, extend or re-provide existing facilities, on an unallocated site will be granted where: a. A need for the facility has been identified; b. The site is appropriate in terms of its location and accessibility; and c. The facility is integrated with existing health, social or community facilities, where appropriate. Planning permission for play group provision within existing and proposed district, local and neighbourhood centres will be granted where it is integrated with other leisure and community uses, where practicable.

Redundant school sites

Planning permission for the use of any unallocated redundant or surplus school buildings will only be permitted where the buildings are currently used for community activities, unless: a. The buildings housing the community activity are retained; b. The facilities can be satisfactorily relocated within the development proposal or replaced in an appropriate alternative location; or c. It can be demonstrated that there is no longer a need for such facilities. School playing fields and their ancillary facilities will be required to be retained for open space use. Any loss of these facilities will be assessed against Policy NH1.

Existing leisure and cultural facilities

Development which results in the loss or reduction of any existing leisure or cultural facility will only be permitted if: a. The existing facility can be satisfactorily relocated within the development proposal, or replaced by a facility of equivalent or better quality and quantity, in an appropriate alternative location; b. Up-to-date evidence shows there is no longer a need for the particular facility; or c. The development is for alternative leisure or cultural provision, the needs of which clearly outweigh the loss.

New and refurbished leisure and cultural facilities

Planning permission for new leisure facilities, or to modernise, extend or re-provide existing facilities, on an unallocated site will be granted where: a. A need for the facility has been identified; b. The site is appropriate in terms of its location and accessibility; c. With the exception of sports facilities, a sequential approach to site selection has been followed and it can be satisfactorily demonstrated that no suitable, available or viable sites exist in identified centres; and d. An impact assessment has been provided, where required by Policy TC13, and it has been demonstrated that there will be no significant adverse impact.

Sports facilities in new developments

Planning permission for residential development will be granted where on-site sports provision (in accordance with other plan policies), and / or a commuted sum, is made in accordance with the standards set out in the Council's Sports Facilities Assessment and Strategy.

Former Barnwell East secondary school

The former Barnwell East school site, as shown on the policies map, is reserved to meet secondary school needs. The development of this site for anything other than education will only be permitted if satisfactory evidence has been provided to show the school is not, and will not, be required to meet education needs. The school will be required to provide a sports hall, at least 4 courts in size, which offers public access through a Community Use Agreement, or a similar arrangement.

Healthy communities

We will provide community facilities that meet the needs of local residents and those living in the area around Stevenage. We will: a. Identify a hierarchy of district, local and neighbourhood centres; b. Permit applications within identified centres where they support its role and function, deliver the proposed distribution of retail floorspace and preserve the vitality and viability of the hierarchy as a whole; c. Require centres to be provided in significant new developments. Where development is planned to cross administrative boundaries, these will be masterplanned to form a part of the larger scheme, working with neighbouring authorities where necessary. d. Protect and enhance healthcare provision by: i. Working with the NHS Trust to support the roles of the Lister Hospital as the main provider of acute healthcare in north and east Hertfordshire and as a major employer of local people. The future of the site is safeguarded through a specific site allocation. ii. Helping to deliver new facilities that provide a wide range of public health services in the following locations: North of Stevenage Stevenage West The town centre. e. Work with Hertfordshire County Council and other education providers to raise educational achievement and aspirations. We will support the provision of new education or training facilities where they meet a demonstrated need and are in an accessible location. f. Support the provision of leisure and cultural facilities to reflect the distribution of the existing and future population, by protecting and enhancing existing facilities and helping to deliver new facilities, particularly: i. A new wet and dry leisure facility to replace the Arts and Leisure Centre and Stevenage Swimming Centre within the town centre ii. Additional skate parks/youth facilities within the urban extensions to the north, west and south-east iii. A new cricket ground within Stevenage West iv. New sports hall provision at The Barclay School and the new secondary school (former Barnwell East site) g. Consolidate existing social and community facilities in Stevenage to provide a network that is sustainable in the long term. h. Require new development to make appropriate contributions towards community facilities. i. Support the provision of other, appropriate new facilities and only allow the redevelopment of existing facilities where it can be proven that they are no longer required or viable for community uses.

High quality design

Planning permission will be granted where the proposed scheme (as applicable): a. Respects and makes a positive contribution to its location and surrounds; b. Improves the overall ease of movement within an area for all users; c. Creates a safe environment that designs out crime; d. Creates, enhances, or improves access to, areas of public open space, green infrastructure, biodiversity and other public realm assets; e. Does not lead to an adverse impact on the amenity of future occupiers, neighbouring uses or the surrounding area; f. Complies with the separation distances for dwellings set out in this plan; g. Minimises the impact of light pollution on local amenity, intrinsically dark landscapes and nature conservation; h. Incorporates high quality boundary treatments when located on the street frontage; i. Complies with other relevant policies and has regard to guidance which may influence site layout and design, including (but not necessarily limited to): i. Requirements relating to active frontages in Policy EC5; ii. The parking and access standards in Policy IT5 and the Parking Provision SPD; iii. Site-specific considerations identified in Policies HO1, HO2, HO3 and HO4; iv. Housing mix requirements in Policies HO8, HO9 and H10; v. Accessibility requirements in Policy HO11; vi. SuDs and flood risk considerations in policies FP1 and FP2 vii. Open space standards in Policy NH7; and viii. Conservation area guidance in Policy NH10; j. Meets the nationally described space standards; k. Makes adequate provision for the collection of waste; and l. Has regard to the Stevenage Design Guide Supplementary Planning Document and any other appropriate guidance.

Active frontages and gateways

The following roads, insofar as they lie within the Gunnels Wood Employment Area, are subject to this policy: Broadhall Way; Bessemer Drive; Gunnels Wood Road; Fairlands Way; and Six Hills Way. Planning permission for the (re-)development of sites with a frontage along one or more these roads will be granted where: a. Proposals face directly onto the identified road(s) and provide active frontages and natural surveillance; b. Buildings are not set back significantly from the identified road(s); c. Car parking and service areas are located away from the street frontage of the identified road(s); and d. On corner plots, where these roads intersect, schemes incorporate landmark architecture and gateway features wherever this would be compatible with the proposed use(s).

Good design

We will require new development to achieve the highest standards of design and sustainability. We will: a. Preserve and enhance the most important areas and characteristics of Stevenage whilst delivering substantial improvement to the image and quality of the town's built fabric; b. Require significant developments to be masterplanned to ensure the delivery of high-quality schemes; c. Set out detailed design criteria and require applicants to have regard to Supplementary Planning Documents and other relevant guidance; and d. Implement the Government's optional Technical Standards to ensure schemes deliver the space, accessibility and water efficiency expected of modern developments.

Allocated sites for employment development

The following sites and areas, as defined on the Policies Map, are allocated for employment development. Planning permission will be granted where proposals fall within the specified use classes and, individually or cumulatively, meet or exceed the target floorspace provision. Target floorspace provision: Stevenage GSK and Bioscience Catalyst Campus (EC1/1) 50,000m² B1(b), B1(c) with ancillary uses; South of Bessemer Drive, Gunnels Wood (EC1/2) 12,000m² B1(a), B1(b); West of Gunnels Wood Road (EC1/3) 4,000m² B1(b), B1(c); Land west of North Road (EC1/4) 20,000m² B1(c), B2 and / or B8; Stevenage Central (EC1/5) 35,000m² B1(a); West of Stevenage (EC1/6) 10,000m² B1(a)*, B1(b), B1(c); Land west of Junction 8 (EC1/7) 12,500m² B8 and ancillary uses. *Small business use only

Gunnels Wood Employment Area

The spatial extent of the Gunnels Wood Employment Area is defined on the Policies map.

Gunnels Wood Edge-of-Centre Zone

Within the Edge-of-Centre Zone, as shown on the policies map, planning permission will be granted where: a. Development (including changes of use) is for use classes B1(a) offices or B1(b) research and development; b. The scheme makes efficient use of the site in terms of floorspace and job provision; and c. Proposals interact positively with the 'Stevenage Central' area. Planning permission will only be granted as an exception to these criteria where the proposed development is ancillary to B1(a) or B1(b) uses or essential to the continued operation of an established B-class use.

Gunnels Wood Industrial Zones

The areas around Leyden Road and Crompton Road, as shown on the policies map, are designated as Industrial Zones. In these areas, planning permission will be granted where: a. Development (including changes of use) is for use classes B1(c) light industry, B2 general industry and / or B8 storage and distribution; and b. Any new, individual unit or building is of an appropriate size and generally does not exceed 300m² within Leyden Road Industrial Zone or 500m² within Crompton Road Industrial Zone. Planning permission will only be granted as an exception to these criteria where the development is ancillary, or essential to the continued operation of, an established B-class use.

Remainder of Gunnels Wood

Outside of the Edge-of-Centre and Industrial Zones and allocated sites for employment development, planning permission will be granted within the Gunnels Wood Employment Area where: a. Development (including changes of use) is for use classes B1(b) research and development, B1(c) light industry, B2 general industry and / or B8 storage and distribution; b. (Re-)Development of the site would not prejudice the provision of an appropriate number and range of jobs across the Employment Area as a whole; and c. On sites over two hectares in size, any proposals for B8 development are either part of a mixed-use scheme providing a range of acceptable uses or essential to the continued operation of an existing use. Planning permission for B1(a) offices will only be granted as an exception to criterion a where i. it is ancillary to a B1(b), B1(c), B2 or B8 use; ii. essential to the continued operation of an established B1(a) use; or iii. a sequential test clearly demonstrates that no suitable sites are available in more accessible locations.

Pin Green Employment Area

The spatial extent of the Pin Green Employment Area is shown on the policies map. Planning permission within this area will be granted where: a. Development (including changes of use) is for use classes: B1(b) research and development; B1(c) light industry; B2 general industry; and / or B8 storage and distribution; and b. Any individual, new unit(s) maintain an appropriate range of premises across the employment area and do not exceed 3,000m2 in size. Planning permission for B1(a) offices will only be granted where i. it is ancillary to an acceptable B1(b), B1(c), B2 or B8 use; ii. essential to the continued operation of an established B1(a) use; or iii. a sequential test clearly demonstrates that no suitable sites are available in more accessible locations.

Employment development on unallocated sites

New major employment development will not be permitted outside of allocated areas and centres. Planning permission for B-class use on sites not allocated for any specific purpose will be granted where proposals: a. Are on previously developed land; b. For offices are accompanied by a sequential test; c. Are of an appropriate size and scale; and d. Do, and will, not have an unacceptable adverse impact on the local environment and residential amenity Planning permission for the loss of employment land on sites not allocated for any specific purpose will be granted where; i. There is sufficient suitable and employment land available elsewhere; ii. The proposals provide overriding benefits against other objectives or policies in the plan; or iii. It can be demonstrated that a unit has been unsuccessfully marketed for its existing use, or has remained vacant, over a considerable period of time.

A strong, competitive economy

This Plan provides sites and land that will allow employment growth and contribute to a balanced planning strategy across the market area. We will: a. Provide at least 140,000 m² of new B-class employment floorspace over the plan period from Allocated Sites for Employment Development; b. Permit high intensity B-class employment uses in the most accessible locations. This includes high-density offices to the west of the railway station as part of a comprehensive and co-ordinated mixed-use development. c. Continue to remodel Gunnels Wood to meet modern requirements and provide a high quality and attractive business destination. This will include the continued development of the Stevenage GSK and Bioscience Catalyst Campus at the south of the employment area. d. Protect an employment area at Pin Green and retain a range of B-class employment accommodation in suitable locations elsewhere in the town. e. Work with Central Bedfordshire Council and North Hertfordshire District Council to ensure an appropriate level of employment provision within the wider A1(M) / A1 corridor over the plan period. The Borough Council will support, as required: i. A new, strategic employment allocation at Baldock to be delivered through North Hertfordshire's local plan; and/or ii. The continued development of the Stratton Business Park at Biggleswade through Central Bedfordshire's local plan. f. Recognise the important role played by the town's retail, health and other non-B Class land uses in providing employment.

Climate change

Planning permission will be granted for developments that can incorporate measures to address adaptation to climate change. New development, including building extensions, refurbishments and conversions will be encouraged to include measures such as: Ways to ensure development is resilient to likely future variations in temperature; Reducing water consumption to no more than 110 litres per person per day including external water use; Improving energy performance of buildings; Reducing energy consumption through efficiency measures; Using or producing renewable or low carbon energy from a local source; and Contributing towards reducing flood risk through the use of SuDS or other appropriate measures.

Flood risk in Flood Zone 1

Planning permission for all major development sites will be granted where: a. An appropriate surface water Flood Risk Assessment is submitted. The Flood Risk Assessment must demonstrate, as a minimum: i. An estimate of how much surface water runoff the development will generate; ii. Details of existing methods for managing surface water runoff, e.g. drainage to a sewer; and iii. Plans for managing surface water and for making sure there is no increase in the volume of surface water and rate of surface water runoff. b. The use of SuDS has been maximised on site so as not to increase flood risk, and to reduce flood risk wherever possible; and c. It can be demonstrated that flood resilience and flood resistance construction can be designed into the proposed development scheme.

Flood risk in Flood Zones 2 and 3

Planning permission will be granted where: a. It can be demonstrated that the functional floodplain, also known as Flood Zone 3b, is protected; b. It can be demonstrated that a sequential approach is taken at site level; c. An appropriate fluvial flood risk assessment is submitted which demonstrates; i. Whether a proposed development is likely to be affected by current or future flooding from any source; ii. That the development will not increase flood risk elsewhere; iii. That the measures proposed to deal with these effects and risks are appropriate; iv. The evidence for us, as the local planning authority, to apply (if necessary) the Sequential Test; and v. That the development will be safe and pass the Exception Test, if applicable. d. The use of SuDS has been maximised on site so as not to increase flood risk, and to reduce flood risk wherever possible; e. A natural buffer zone adjacent to any watercourse is included as part of the development. The buffer zone should be a minimum of eight metres wide from the top of the bank of the watercourse along the entire length of the watercourse on site; f. Any culverted watercourse present on site can be re-naturalised; and g. It can be demonstrated that flood resilient and flood resistant construction can be designed into the proposed development scheme.

Flood storage reservoirs and functional floodplain

The following sites, as shown on the policies map, are designated flood storage reservoirs and also form part of the functional floodplain (Flood Zone 3b) of Stevenage: FP4/1 Aston Valley FP4/2 Bragbury End FP4/3 Broad Oak FP4/4 Burymead FP4/5 Camps Hill Park FP4/6 Elder Way FP4/7 Fairlands Valley Lakes FP4/8 Meadway FP4/9 Ridlins Wood FP4/10 Sainsburys (Coreys Mill) FP4/11 Wychdell Planning permission will be refused for any development that would result in any of the flood storage reservoirs being removed, reduced, severed or their function compromised. Where appropriate, we may require developments to contribute towards either a new flood storage reservoir, or towards the maintenance, improvement or extension of the existing flood storage reservoirs.

Contaminated land

Planning permission will be granted for development on brownfield sites if an appropriate Preliminary Risk Assessment (PRA) is submitted which demonstrates that any necessary remediation and subsequent development poses no risk to the population, environment and groundwater bodies.

Hazardous installations

Planning permission for development proposals involving the use, storage or movement of hazardous substances will be granted where: a. There are no additional health and safety risks to users of the site or the surrounding area; b. There are no additional threats to the local environment, particularly air quality, water and wildlife; and c. The proposal does not cause long-term land contamination. Where any of these criteria are not met, planning permission will only be granted where steps can be taken to mitigate any adverse impacts to an acceptable level. Planning permission for development proposals adjoining existing or proposed hazardous installations, or adjoining sites where hazardous substances are present, will only be granted where it can be demonstrated that there is not a health and safety risk to the users of the proposed development.

Pollution

All development proposals should minimise, and where possible, reduce air, water, light and noise pollution. Applications for development where pollution is suspected must contain sufficient information for the Council to make a full assessment of potential hazards and impacts. Planning permission will be granted when it can be demonstrated that the development will not have unacceptable impacts on: a. The natural environment, general amenity and the tranquillity of the wider area, including noise and light pollution; b. Health and safety of the public; and c. The compliance with statutory environmental quality standards.

Pollution sensitive uses

Planning permission for pollution sensitive uses will be granted where they will not be subjected to unacceptably high levels of pollution exposure from either existing, or proposed, pollution generating uses. Planning permission in areas having the potential to be affected by unacceptable levels of aircraft noise will be subject to conditions or planning obligations to ensure an adequate level of protection against noise impacts.

Green Belt

The following broad locations, as detailed on the policies map, are designated as Green Belt: Land bounded by Gresley Way, Broadwater Lane, the rear of properties at Goddard End, Broadhall Way, the A602 and Aston Lane; Land to the south east of the Borough, accommodating the Three Horseshoes public House and adjacent woodland. Land to the east of the Borough, bounded by Gresley Way; Land to the north of the Borough, bounded by Bury Cottages, Weston Road and the rear of properties at St Andrews Drive and St David Close; Land to the north west of the Borough, bounded by Graveley Road, the A1(M) and Stevenage Road; Land at Norton Green, bounded by the A1(M); Land at Junction 7 and to the south of this junction, bounded by the A1(M).

Principal Open Spaces

The following sites, as defined on the policies map, are designated as Principal Open Spaces: Principal Parks NH1/1 Fairlands Valley Park* NH1/6 Peartree Park* NH1/2 Town Centre Gardens* NH1/7 Ridlins Park* NH1/3 King George V* NH1/8 St. Nicholas Park* NH1/4 Hampson Park* NH1/9 Millennium Gardens NH1/5 Shephalbury Park* NH1/10 The Bowling Green Principal Amenity Greenspaces NH1/11 Chells District Park* NH1/22 Archer Road* NH1/12 Canterbury Way* NH1/23 The Noke* NH1/13 Meadway* NH1/24 Ramsdell NH1/14 Bandley Hill* NH1/25 Clovelly Way A NH1/15 Burymead* NH1/26 Chester Road / Canterbury Way NH1/16 Campshill Park* NH1/27 Caernarvon Close / Balmoral Close* NH1/17 Blenheim Way / Pembridge Gardens NH1/28 Chepstow Close* NH1/18 York Road B & C* NH1/29 Shephall Green NH1/19 Letchmore Road* NH1/30 Blenheim Way / Stirling Close* NH1/20 Trent Close NH1/31 Holly Copse NH1/21 Bedwell Park* Principal Woodlands NH1/32 Whomeley Wood NH1/43 Mobbsbury Park NH1/33 Monks Wood NH1/44 Sishes Wood NH1/34 Ridlins Wood NH1/45 Shackleton Spring Woodland NH1/35 Lanterns Wood NH1/46 Sinks Spring NH1/36 Ashtree Wood NH1/47 Hanginghill Wood NH1/37 Wellfield Wood NH1/48 Wiltshire Spring Wood (west) NH1/38 Martins Wood* NH1/49 Hertford Road Wood NH1/39 Great Collens Wood NH1/50 Almond Spring NH1/40 South Pestcotts Wood NH1/51 Blacknells Spring Wood NH1/41 Loves Wood NH1/52 Whitney Drive Wood NH1/42 Abbot's Grove Planning permission will be granted where proposals: a. Would not result in the loss of any part of a Principal Open Space; b. Would not have an adverse impact upon any Principal Open Space within, or adjacent to, the application site; and c. Reasonably provide, or reasonably contribute towards the maintenance or improvement of, Principal Open Spaces and allotments. Planning permission will be granted for small scale leisure and recreation developments within a Principal Open Space where they support its continued use and maintenance. New or replacement facilities that meet the general definitions of Principal Open Spaces will be afforded the same protections as the sites identified in this policy.

Wildlife Sites

The following sites, as defined on the policies map, are designated as wildlife sites: NH2/1 Abbot's Grove NH2/20 Monks Wood West NH2/2 Almond Spring NH2/21 Pestcotts Spring & Wood NH2/3 Ashtree Wood NH2/22 Poplars Meadow and Pond South NH2/4 Barnwell School and Rectory NH2/23 Ridlins Mire NH2/5 Blacknells Spring NH2/24 Ridlins Wood NH2/6 Broadwater Marsh West NH2/25 Shackledell Grassland (2 sites) NH2/7 Elder Way Flood Meadow NH2/26 Sishes Wood NH2/8 Elm Green Pastures NH2/27 Six Hills Common NH2/9 Exeter Close NH2/28 St Nicholas Churchyard NH2/10 Fishers Green Wood NH2/29 Stevenage Brook Marsh NH2/11 Garston Meadow NH2/30 Symonds Green NH2/12 Great Collens Wood NH2/31 Valley Way Wood NH2/13 Hanginghill Wood NH2/32 Warren Springs NH2/14 Kitching Green Lane NH2/33 Wellfield Wood NH2/15 Loves Wood NH2/34 Whitney Drive Wood NH2/16 Margaret's Wood & Spoil Bank Wood NH2/35 Whitney Wood NH2/17 Martins Way NH2/36 Whomerley Woods Road Verge NH2/18 Martins Wood NH2/37 Wiltshire's Spring NH2/19 Monks & Whomerley Woods Planning permission will be granted where proposals: a. Would not result in substantive loss or deterioration of a Wildlife Site; and b. Reasonably contribute towards the maintenance or enhancement of Wildlife Sites in the vicinity of the application site. Any wildlife sites or Regionally Important Geological Site (RIGS) that are ratified by the Herts & Middlesex Wildlife Trust (HMWT) following adoption of this plan will be afforded the same protections as the sites identified in this policy. Any Wildlife Sites or RIGS (or parts thereof) which are subsequently deselected by HMWT will no longer be subject to the provisions of this policy.

Green Corridors

The following routes, as defined on the policies map, are designated as Green Corridors: Ancient Lanes NH3/1 Aston Lane NH3/2 The Avenue NH3/3 Botany Bay Lane NH3/4 Bragbury Lane NH3/5 Broadwater Lane NH3/6 Chells Lane NH3/7 Dene Lane NH3/8 Fishers Green Lane NH3/9 Lanterns Lane NH3/10 Meadway NH3/11 Narrowbox Lane NH3/12 Old Walkern Road NH3/13 Sheafgreen Lane NH3/14 Shephall Lane NH3/15 Shephall Green Lane NH3/16 Shephards Lane NH3/17 Watton Lane NH3/18 Weston Lane Structurally Important Routes NH3/19 Broadhall Way NH3/20 Fairlands Way NH3/21 Grace Way NH3/22 Gunnels Wood Road NH3/23 Martins Way (Grace Way to Gresley Way) NH3/24 Monkswood Way Other Green Corridors NH3/25 Gresley Way NH3/26 Martins Way (Hitchin Road to Grace Way) NH3/27 Six Hills Way Planning permission will be granted where proposals: a. Would not have a substantive adverse effect upon a Green Corridor; b. Retain and sensitively integrate any Green Corridor which must be crossed or incorporated into the site layout; c. Provide replacement planting, preferably using locally native species, where hedgerow removal is unavoidable; and d. Reasonably contribute towards the improvement of Green Corridors in the vicinity of the application site

Green Links

The following routes, as shown on the policies map, are designated as Green Links: 1. The Old Greens: Meadway to Fishers Green and Symonds Green; 2. The Avenue / Forster Country: Bury Mead to St. Nicholas Church; 3. Fairlands Valley: Hampson Park via Fairlands Valley Park to (a) Roebuck and (b) Shephall Green; 4. Chells: Gresley Way to Narrow Box Lane and Nobel School; 5. Collenswood: Gresley Way via Collenswood to Fairlands Valley Park / Chells Way; 6. Bandley Hill: Gresley Way via Ridlins Park and Bandley Hill to Collenswood; 7. Shephalbury: Gresley Way via Ridlins Wood and Loves Wood to Shephalbury Park; 8. Water meadows: Broadhall Way to Hertford Road; 9. Grace Way: Along the length of Grace Way between Fairlands Way and Martins Way; 10. Great Ashby: From Wellfield Wood and St Nicholas Park through Great Ashby to the Borough boundary at Severn Way. Planning permission will be granted where proposals: a. Would not create a substantive physical or visual break in a Green Link; b. Would not otherwise have a material adverse effect on the recreational, structural, amenity or wildlife value of a green link; c. Reasonably provide extensions of, or connections to, existing Green Links through the provision of on-site open space; and d. Reasonably contribute towards the maintenance, improvement or extension of Green Links.

Trees and woodland

Proposals which affect, or are likely to affect, existing trees, will require an arboricultural report. Existing trees must be protected and retained where possible, and sensitively incorporated into developments. Planning permission for proposals where the loss of trees is demonstrated to be unavoidable will be granted where: a. Sufficient land is reserved for appropriate replacement planting and landscaping; b. Replacement trees or planting are provided which are: i. Of equal or better quality than the trees which are lost; ii. Sensitively incorporated into the development; and iii. Where appropriate, locally native species of similar maturity; and c. In the case of a loss of woodland: i. It can be demonstrated that any adverse affects can be satisfactorily mitigated; ii. The need for the use of the site outweighs the amenity of the woodland; or iii. It can be demonstrated that there would be a net gain in the quality of any remaining woodland through the enhancement of the recreational, amenity, landscape and/or nature conservation value of the remaining woodland and that there would be provision for its improved long-term management.

General protection for open space

Planning permission for development of any existing, unallocated open space (or part of any open space) will be permitted where: a. The loss of the open space is justified having regard to: i. The quality and accessibility of the open space; ii. The existence, or otherwise, of any interventions to improve quality or access; iii. Whether the open space is serving its function or purpose; and iv. Whether alternate space(s) would remain available for community use; and b. Reasonable compensatory provision is made in the form of: i. Replacement provision of a similar type, size and quality; ii. The upgrade of other, existing open space; or iii. Exceptionally, a commuted sum to secure open space provision elsewhere.

Open space standards

Planning permission for residential development will be granted where: a. On-site open space provision is made in accordance with the standards and thresholds set out in the Council's Green Space Strategy; b. Any such provision results in usable and coherent areas of an appropriate size; and c. Appropriate arrangements are made to ensure the long-term maintenance of the open space. Where a development is phased, or a site is either divided into separate parts or otherwise regarded as part of a larger development, it will be considered as a whole and the appropriate standards will apply. Where an applicant successfully demonstrates that (any element of) the required provision cannot reasonably be achieved on site, a commuted sum will be sought.

North Stevenage Country Park

Within that part of the Rectory Lane and St Nicholas Conservation Area which lies within the Green Belt, proposals that facilitate improved public access and / or the creation of a country park will be supported in principle where they also support the aims and purposes of the existing policy designations.

Green Belt

We will support the principles of the Green Belt and provide long-term certainty over the limits of development. We: a. Have carried out a Green Belt Review. This plan establishes defensible long-term Green Belt boundaries within the Borough which allow scope for the continued growth of Stevenage to at least 2031. This includes new boundaries around the Borough to accommodate: i. Land released for development within the plan period; and ii. Land added back into the Green Belt. b. Will continue to work with North Hertfordshire and East Hertfordshire District Councils to create a coherent and connected Green Belt boundary around the town, including the safeguarding of land in North Hertfordshire to meet our needs beyond the plan period. c. Will decide applications for development in the Green Belt in accordance with national guidance and any other relevant policies.

Climate change, flooding and pollution

We will work to limit, mitigate and adapt to the negative impacts of climate change, flood risk and all forms of pollution. We will: a. ensure new development minimises and mitigates its impact on the environment and climate change by considering matters relating (but not necessarily limited) to the provision of green space, renewable energy, energy efficiency, water consumption, drainage, waste, pollution, contamination and sustainable construction techniques; b. ensure new development reduces or mitigates against flood risk and pollution; c. take a sequential approach to development in all areas of flood risk; and d. protect existing flood storage reservoirs and require new flood storage reservoirs to be provided where appropriate.

Green infrastructure and the natural environment

The green infrastructure, natural environment and landscape of Stevenage will be protected, enhanced and managed, and we will positively acknowledge its influence on Knebworth Woods SSSI and Lea Valley SPA. We will: a. Create, protect and enhance key areas of open space and biodiversity value including: i. parks, recreation grounds, amenity spaces and woodlands which are integral to the open space structure of Stevenage as Principal Open Spaces. This will include Fairlands Valley Park; ii. locally important wildlife sites; and iii. a series of ten green links around the town. These will be collections of spaces that are worthy of protection for their connectivity and their recreation, amenity or wildlife value. b. Preserve, create, protect and enhance locally important linear features including: i. the historic lanes and hedgerows which pre-date the New Town; and ii. structural green spaces along major routes within the town. c. Create and protect multi-functional green space and sports facilities as an integral part of new developments in accordance with the latest standards and permit the creation of other new open spaces where they will meet an identified deficit; d. Mitigate or, as a last resort, compensate for the loss of green infrastructure or assets of biodiversity importance resulting from development; and e. Only grant planning permission if an adequate assessment of priority habitats and species has been undertaken. Any identified impact on these habitats and/or species will need to be avoided, mitigated or compensated.

Conservation areas

The conservation area boundaries are shown on the policies map. Development proposals, within, or affecting a conservation area should have regard to the guidance provided by the relevant Conservation Area Management Plan Supplementary Planning Document.

Areas of archaeological significance

The following sites, as shown on the policies map, are identified as areas of archaeological significance: Symonds Green NH9/9, Whormerley Wood NH9/1, Broadwater Farm NH9/10, The Six Hills NH9/2, Wychdell NH9/11, Shephall Village NH9/3, Bragbury End NH9/12, Hampson Park NH9/4, The Bury NH9/13, Shephalbury NH9/5, Brick Kiln Road NH9/14, Martins Wood and Allotments NH9/6, Broomin Green Farm NH9/15, The Old Town NH9/7, Fishers Green NH9/8. Where a development proposal affects an area of archaeological significance or has the potential to affect important archaeological remains on adjoining sites, developers will be required to submit the results of an archaeological field evaluation. If in situ preservation of important archaeological remains is considered preferable, development proposals will be required to demonstrate how those remains will be preserved and incorporated into the layout of that development. Where in situ preservation of important archaeological remains is not feasible, planning conditions or obligations will ensure that appropriate and satisfactory provision is made for the investigation and recording of archaeological remains that will be damaged or lost before development commences and for the subsequent analysis and publication of results and, where appropriate, excavation. Where appropriate the management, enhancement and public presentation of archaeological remains and their setting will be sought. Any area of archaeological significance that is identified following the adoption of this document will be afforded the same level of protection as those listed within this policy.

The historic environment

We will preserve and enhance the most important areas and characteristics of Stevenage. We: a. Have carried out Heritage Impact Assessments for development sites within, or adjacent to, conservation areas. Site specific mitigation measures have been incorporated to minimise the impacts of development. b. Will use national guidance and legislation to review, designate and determine planning applications affecting heritage assets. c. Will protect areas of archaeological importance and other relevant heritage assets by applying the detailed policies set in this plan.

Gypsy and Traveller provision

The site known as 'Land north of Graveley Road' is allocated for Gypsy and Traveller accommodation. In developing proposals for this site, the following site-specific considerations should be met: - Consider phased development and release of site to meet future needs across the plan period; - Investigate need for removal, relocation or incorporation of adjacent bus stop to facilitate site access; - Mitigation of any surface water flood risk through use of SuDs or other appropriate mechanisms; - Retention and / or enhancement of screening to create a strong boundary, particularly along the northern edge of the site; - Appropriate internal layout including: - Demonstrating that appropriate guidance and standards have been taken into account - Ensuring an appropriate balance between privacy of individual pitches and natural surveillance across the site as a whole - Room for vehicular circulation, including the movement of caravans; - Minimise risk of conflict between vehicles and people; - Consideration of health and safety including: - appropriate separation distances; and - safe areas for play - Appropriately scaled amenity (or other) buildings; - Maximise the use of trees, hedgerows or other appropriate soft landscaping to define site boundaries and, where practicable, to demarcate internal areas. The extensive use of high walls or close-board fencing will not be considered appropriate.

Gypsy and Traveller provision on unallocated sites

Planning permission for accommodation for Gypsies and Travellers (including those who have ceased to travel permanently) or Travelling Showpeople on unallocated sites will only be granted where the proposal: a. Satisfies a demonstrated need for accommodation and follows a sequential approach to site identification; b. Is located within i. a reasonable distance of existing services and community facilities including shops, schools, health facilities and passenger transport; ii. close proximity to the primary road network with good access to the major road network; and iii. connectable distance of essential utilities infrastructure c. Provides, or is capable of providing, an appropriate buffer between any adjacent uses to safeguard the amenity of both residents and neighbours; d. Satisfies any other of the site-specific criteria identified under Policy HO12 insofar as they reasonably relate to the proposed site; and e. Complies with any other relevant policies of this plan

Green Belt settlements

Planning permission for small-scale residential infilling, conversions and extensions within, or adjacent to, Norton Green and Todd's Green will be permitted subject to the following criteria: a. The development is on previously developed land or it does not create more than 5 additional dwellings; b. The development will be sympathetic to its surrounding environment (including the adjacent countryside) and will not negatively impact upon the character and appearance of the area; c. The development reflects surrounding properties in terms of size, scale and design; and d. No features essential to the character of the area will be adversely affected. The partial or complete redevelopment of previously developed land, even if this goes beyond the strict definition of infilling, will also be permitted in these areas, subject to conditions b. to d. being met. Elsewhere in the Green Belt, inappropriate development will not be permitted. Exceptions to this are defined in Paragraphs 89-91 of the NPPF.

Housing allocations

The following sites, as shown on the proposals map, are allocated for housing to meet our development needs: Sites should be developed at an overall capacity which generally accords with the dwelling capacity given for that site. Planning permission for residential development on these sites will be granted where the proposed development satisfactorily demonstrates how any site-specific considerations have been properly addressed and / or incorporated into the proposal. Proposals on these sites which do not include housing will be refused.

Sheltered and supported housing

Planning permission for sheltered and supported housing schemes will be granted where: a. The site is well served by passenger transport; b. There is good access to local services and facilities such as neighbourhood centres; c. Appropriate levels of amenity space and car parking for residents, visitors and staff are provided; and d. The proposal is appropriate to its locality. On large developments in excess of 200 units, an element of sheltered and / or supported accommodation within use classes C3 should be provided where practicable and consistent with the above criteria as part of the general housing mix requirements of Policy HO9. The new neighbourhoods to the north and west of Stevenage should additionally include an element of accommodation in use class C2 as part of a comprehensive offer. Schemes that would result in a net loss of sheltered or supported housing will not normally be permitted.

Accessible and adaptable housing

Planning permission for major residential schemes will generally be conditioned to ensure that at least 50% of all new dwellings are Category 2: accessible and adaptable dwellings. Where practicable, applications for minor schemes should seek to incorporate this standard.

Gypsy and Traveller provision

The following site, as shown on the policies map, is allocated for permanent accommodation for Gypsies and Travellers (including those who have ceased to travel permanently): Capacity: 11-16 pitches Site: HO12/1 Land north of Graveley Road Planning permission for the allocated use will be granted where: i. An identified need continues to exist at the time of any application; and ii. The site-specific considerations are properly addressed and / or incorporated into the proposal. Planning permission for any other uses will be refused. The council is willing, if necessary, to consider using its Compulsory Purchase Order powers under section 226 of the Town and Country Planning Act 1990, if it appears that the site is not otherwise going to be delivered.

Stevenage West

Land to the west of Stevenage, as defined by the policies map, is allocated for the development of approximately 1,350 dwellings. A Masterplan for the whole site will be required as part of any planning application. The Masterplan must be approved prior to the submission of detailed development proposals for the site. Development proposals will be permitted where the following criteria are met: a. The applicant can demonstrate that development can be expanded beyond the Borough boundary in the future, into safeguarded land within North Hertfordshire; b. The development incorporates employment floorspace of 10,000m2, in accordance with Policy EC1; c. Improvements to existing access routes across the A1(M), via Bessemer Drive and Meadway, are provided, which link effectively into the existing road, cycleway and pedestrian networks; d. The scheme is designed to encourage the use of sustainable modes of transport; e. An appropriate buffer to mitigate against noise impacts from A1(M) is included; f. At least 5% aspirational homes are provided in line with Policy HO9; g. Plots to accommodate at least 1% new homes are made available for self-build purposes; h. 30% affordable housing is provided in line with Policy HO7; i. Provision for supported or sheltered housing is made in line with Policy HO10; j. A primary school is provided in line with the most up-to-date evidence of need; k. Local facilities to serve the community are incorporated, including a GP surgery, subject to demand; l. Sports facilities are provided on-site, in line with Policy HC8, including, but not limited to: i. A skate park or MUGA for children; and ii. Land to accommodate a new cricket facility; m. A full archaeological assessment is undertaken; n. A full flood risk assessment is undertaken; o. The scheme incorporates a network of green infrastructure, with an emphasis on high quality landscaping within and around the development to reduce the impact of the development on the surrounding greenfield / Green Belt land; p. Existing Public Rights of Way retained and incorporated, where possible; q. The impact of noise pollution from London Luton Airport is mitigated; and r. Electric car charging points are provided at an easily accessible location within the site. It is recognised that the site may be delivered by a number of different developers. In this case, any phase of development would be required to demonstrate that it would enable the delivery of the policy objectives for the development as a whole and those relevant to that phase, and enable an expanded scheme within North Hertfordshire District Council. Community facilities should be provided in a location that allows them to be expanded to meet the needs of the site as a whole.

North of Stevenage

Land to the North of Stevenage, as defined by the policies map, is allocated for the development of approximately 800 dwellings. A Masterplan for the whole site will need to be submitted as part of an outline planning application. The Masterplan must be approved prior to the submission of detailed development proposals for the site. Development proposals will be permitted where the following criteria are met: a. The applicant can demonstrate that development can be expanded beyond the Borough boundary, and fully integrated with a wider, cross-boundary scheme; b. Satisfactory vehicular access is provided. At least two access points to and from the site will be required, which link effectively into the existing road, cycleway and pedestrian networks; c. The scheme is designed to encourage the use of sustainable modes of transport; d. At least 5% aspirational homes are provided in line with Policy HO9; e. Plots to accommodate at least 1% new homes are made available for self-build purposes; f. 30% affordable housing is provided in line with policy HO7; g. Provision for supported or sheltered housing is made in line with Policy HO10; h. Local facilities to serve the community are incorporated, including a GP surgery, subject to demand; i. A primary school is provided in line with the most up-to-date evidence of need; j. A skate park or MUGA for children is provided on-site; k. A full archaeological assessment is undertaken; l. A full flood risk assessment is undertaken; m. The proposal seeks to preserve or enhance the conservation area, including the setting of adjacent listed buildings. The following mitigation measures should be incorporated; i. As much of the requirement for aspirational homes (criteria d) as possible should be met on the part of the site that lies within the conservation area. Development within this area should also be heavily landscaped to reduce the visual impact of development; ii. Existing hedgerows should be maintained and additional screening implemented to reduce the visual impact of the development; iii. Tall buildings will not be permitted. Building heights will be a maximum of two storeys within the eastern part of the site; iv. No vehicular access to the site will be permitted from the east of the site, across the open fields; v. Existing Public Rights of Way are retained and designed into the development, where possible, and diverted where necessary; and vi. Building styles and layout within the conservation area to the east of the site should reflect the key features of the conservation area. n. The scheme incorporates a network of green infrastructure, with an emphasis on high quality landscaping within and around the development to reduce the impact of the development on the surrounding greenfield / Green Belt land; o. An appropriate buffer around existing power lines is incorporated; and p. Electric car charging points are provided at an easily accessible location within the site. As part of any development proposal, we will require the open space to the east of the boundary to be retained as such, either via a Legal Agreement or through the transfer of land to the Borough Council.

South East of Stevenage

Land to the South East of Stevenage, as defined by the policies map, is allocated for the development of approximately 550 dwellings. The site will be developed as two separate parcels: North of the A602 (150 dwellings) South of the A602 (400 dwellings) Development proposals will be permitted where the following criteria are met: a. Satisfactory vehicular access to both sites is provided from a single point of access off the A602, in line with Highways Authority requirements; b. The schemes are designed to encourage the use of sustainable modes of transport; c. At least 5% aspirational homes are provided in line with Policy HO9; d. Plots to accommodate at least 1% new homes are made available for self-build purposes; e. 30% affordable housing is provided in line with policy HO7; f. Provision for supported or sheltered housing is made in line with Policy HO10; g. Existing Public Rights of Way are incorporated, where possible; h. The Ancient Lane along Aston Lane will be preserved or enhanced; i. A full archaeological assessment is undertaken; j. A full flood risk assessment is undertaken; k. The proposals seek to preserve or enhance the setting of adjacent listed buildings; l. The schemes incorporate a network of green infrastructure, with an emphasis on high quality landscaping within and around the development to reduce the impact of the development on the surrounding greenfield / Green Belt land; m. The tree boundary on the site to the North of the A602 is retained as far as possible; and n. Electric car charging points are provided at an easily accessible location within the site. The following will also be required to be provided within the parcel south of A602, unless demonstrated that these facilities are more satisfactorily accommodated on the northern part of the site: i. Local facilities to serve the community, including a GP surgery, subject to demand; and ii. On-site sports facilities in line with Policy HC8, including, but not limited to, the provision of a MUGA or Skate Park for children.

Windfall sites

Planning permission for residential development on unallocated sites will be granted where: a. The site is on previously developed land or is a small, underused urban site; b. There is good access to local facilities; c. There will be no detrimental impact on the environment and the surrounding properties; d. Proposals will not prejudice our ability to deliver residential development on allocated sites; and e. The proposed development would not overburden existing infrastructure.

Redevelopment of existing homes

Planning permission for schemes resulting in the change of use or redevelopment of existing homes for non-residential purposes will be granted where: a. It would provide a small-scale social, health, community or leisure facility or a small-scale extension to an existing business use in the same building; b. It would not adversely affect the surrounding or adjoining properties; and c. A suitable, alternative non-residential site is not available for the proposed use. Planning permission for residential schemes resulting in a net loss of housing will be granted where it provides demonstrable benefits against the relevant housing policies of this plan.

Affordable housing targets

Planning permission will be granted for residential developments that maximise affordable housing provision. The following target levels of affordable housing provision will apply to schemes that meet the thresholds set out in national guidance: 25% of new homes on previously developed sites; and 30% of new homes elsewhere. Planning permission will only be granted where these targets are not at least achieved if: a. Developers robustly demonstrate that the target cannot be achieved due to site-specific constraints resulting in higher than normal costs, which affect its viability; or b. Meeting the requirements would demonstrably and significantly compromise other policy objectives. Where a development is phased, or a site is either divided into separate parts or otherwise regarded as part of a larger development, it will be considered as a whole and the appropriate target will apply. Residential or mixed use schemes, that are not compliant with the above targets, or fail to meet other Local Plan policies, must be accompanied by a financial appraisal, based on agreed costs and development values at the time of the application. Where an appraisal shows that affordable housing provision in excess of the relevant target level can be supported, a higher level of provision will be encouraged.

Affordable housing tenure, mix and design

Where affordable housing is secured through Policy HO7, planning permission will be granted where those dwellings: a. Are provided by the developer on site with at least 70% of the units being for rent and the remainder consisting of other tenures to be agreed with the Council's Housing team; b. Meet the requirements of Policy HO9; c. Are physically indistinguishable from other types of homes and are distributed across the site to avoid over-concentration in any particular area; and d. Will remain at an affordable price for future eligible households. Exceptions to criterion a. will only be considered where it would result in the delivery of new affordable housing within a similar timescale and i. It would be demonstrably preferable for planning or management reasons to secure land, off-site provision or a financial contribution; or ii. The proposed affordable housing units respond to a specific, identified need that justifies a departure from the normal tenure requirements.

Housing types and sizes

Planning permission for residential schemes will be granted where: a. An appropriate range of market and affordable housing types and sizes are provided taking into account: i. Structural imbalances in the existing housing stock; ii. The housing needs of the Borough, as informed by up-to-date and relevant evidence; iii. The location and accessibility of the application site; and iv. Recent completions, existing permissions and sites in the five-year land supply; b. The resultant scheme would provide a density and character of development appropriate to its location and surroundings. Significantly higher densities should be achieved in easily accessible locations; and c. Aspirational homes are provided in appropriate locations including, but not necessarily limited to: i. New neighbourhoods to the north, west and south-east of the town; ii. Suitable suburban, edge-of-town sites; iii. The town centre, Old Town and other highly accessible locations; and iv. Other appropriate sites where aspirational homes would complement the prevailing character

High quality homes

We will: a. Provide at least 7,600 new homes within Stevenage Borough between 2011 and 2031. b. Deliver these through the sites and broad locations identified in this plan that allow for at least: i. 2,950 new homes in and around the Town Centre; ii. 1,350 new homes in a new neighbourhood on undeveloped land to the west of the town within the Borough boundary; iii. 1,350 new homes to the north and south-east of the town on land removed from the Green Belt; iv. 1,950 new homes elsewhere in the Borough; and v. 11 new, permanent Gypsy and Traveller pitches on a new site close to Junction 8 of the A1(M). c. Ensure at least 60% of new homes completed within the Borough boundary between 2011 and 2031 are on previously developed land. d. Make sure there is always enough land to build homes for the next five years. e. Support applications for housing development on unallocated sites where they are in suitable locations and will not exceed our environmental capacity. f. Build a full range of homes in terms of tenure, type and size. This plan positively addresses housing needs and existing imbalances in the housing stock by setting targets for: i. At least 20% of all new homes over the plan period to be Affordable Housing with an aspiration to deliver up to 40% affordable housing where viability permits; ii. An appropriate mix of housing sizes, in line with the most up-to-date evidence of need; and iii. At least 3% of new homes over the plan period to be 'aspirational' to deliver a more balanced housing stock; and iv. At least 1% of new homes on the urban extensions to be self-build. g. Supplement these homes through the provision of up to 200 bed spaces in supported accommodation subject to up-to-date evidence of need h. Work with North Hertfordshire District Council and, if necessary, East Hertfordshire District Council to ensure any homes provided on the edge of Stevenage but outside the Borough boundary are successfully integrated into the urban fabric of the town.

West of Stevenage safeguarded corridors

The areas around Meadway and south of Todd's Green, as shown on the policies map, are safeguarded. Planning permission will only be granted for any development proposals which would not physically inhibit or otherwise prejudice comprehensive development of land to the west of Stevenage within North Hertfordshire District in the period beyond 2026.

Infrastructure

Planning permission for sites of 200 dwellings or more, including smaller sites being brought forward in phases that will cumulatively exceed this threshold, will be granted where applicants satisfactorily demonstrate how infrastructure needs arising from their proposals will be met. This should be demonstrated through: a. An infrastructure assessment at outline application stage; and / or b. A detailed infrastructure phasing and delivery plan at reserved matters or full application stage. Where appropriate, conditions, legal agreements or other mechanisms will be used to ensure that development is phased to coincide with the delivery of infrastructure.

Infrastructure

This plan will ensure the infrastructure required to support its targets and proposals is provided. New development will be required to contribute fairly towards the demands it creates. We will: a. Permit permission where new development i. Makes reasonable on-site provision, off-site provision or contributions towards (but not limited to) the following where relevant: affordable housing; biodiversity; childcare and youth facilities; community facilities; community safety and crime prevention; cultural facilities; cycling and walking; education; flood prevention measures; Gypsy and Traveller accommodation; health care facilities; leisure facilities; open spaces; passenger transport; play areas; policing; public realm enhancement; road and rail transport; sheltered housing; skills and lifelong learning; sports; supported housing; travel plans; utilities and waste and recycling. ii. Includes measures to mitigate against any adverse impact on amenity or the local environment where this is appropriate and necessary; or iii. Meets any specific requirements relating to individual sites or schemes set out elsewhere in this plan; b. Use developer contributions, legal agreements, levies or other relevant mechanisms to make sure that the criteria in (a) are met; c. Deliver a major reconfiguration of the road network in and around the Town Centre to catalyse regeneration; d. Work with Hertfordshire County Council, Highways England, the NHS, the Local Enterprise Partnership and other relevant service providers and agencies to deliver additional highway, education and health capacity as well as new and enhanced open spaces and community and leisure facilities; and e. Co-operate with other utilities and service providers to ensure that appropriate capacity is available to serve new development. f. Ensure new development does not have an adverse effect on the Lee Valley Special Protection Area (SPA). New development post 2026 will only be permitted if the required capacity is available at Rye Meads STW, including any associated sewer connections.

Presumption in favour of sustainable development

When considering development proposals, we will take a positive approach that reflects a presumption in favour of sustainable development. We will work proactively with applicants to find solutions that will allow proposals to be approved where possible. We will secure development that improves social, environmental and economic conditions in the area. We will permit planning applications that accord with the policies in this Local Plan and, where relevant, any Neighbourhood Plans unless material considerations indicate otherwise. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision, we will grant permission unless material considerations indicate otherwise. In these cases we will take into account whether: a. Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits when assessed against the policies in the NPPF, or any other relevant planning guidance issued by the Government, taken as a whole; or b. Specific policies in that guidance indicate that permission should be refused or development should be restricted.

Sustainable development in Stevenage

We will work within the principles of sustainable development and reduce the impact of development on climate change. We will support the New Town ideal of a balanced community. Planning permission will be granted where proposals demonstrate (as applicable), how they will: a. Deliver homes or jobs that make a positive contribution towards the targets in this plan; b. Supply a mix of uses, make good use of land and maximise opportunities for brownfield redevelopment within the town; c. Regenerate areas of the town that are under-performing; d. Reduce deprivation, improve quality of life and make sure that residents share in the benefits of regeneration and growth; e. Raise the aspirations, earnings, education level or life expectancy of residents; f. Provide a mix of homes and jobs for all sectors of the community; g. Promote journeys by bus, train, bike and foot and reduce the need to travel; h. Work within the limits of infrastructure and increase capacity where this is necessary to support development; i. Make high-quality buildings and spaces that respect and improve their surroundings, reduce crime and the fear of crime; j. Support facilities and services that encourage people to live, work and spend leisure time in Stevenage; k. Produce places and spaces that enable people to live a healthy lifestyle; l. Take a proactive approach towards energy use, including renewable energy and energy efficiency measures where practicable and appropriate; m. Avoid or prevent harm from flood risk, contamination and pollution; n. Protect and improve important open spaces, wildlife sites and habitats; o. Preserve or enhance areas and buildings of historical and archaeological interest; and p. Increase community awareness and involvement so that residents are involved in, and proud of, their town.

Southgate Park Major Opportunity Area

Within the Southgate Park Major Opportunity Area, as defined on the Policies Map, planning permission will be granted for: a. High-density Use Class C3 residential units; b. New multi-storey or basement car parking; c. New Use Class D1 civic hub; d. A linear park running east-west parallel to Six Hills Way; and e. A new primary school on the Eastgate car park Applications should address the following design and land use principles: i. Landmark buildings should be created in prominent locations; ii. New residential development on the south side of Southgate Park should have habitable rooms orientated to face southwards over the new linear park iii. Pedestrian linkages southwards to North Hertfordshire College should be improved; iv. Southgate should be re-opened as a trafficked street in the form of a shared surface; v. Danesgate should be widened along its length from Lytton Way to Danestrete, and the corner with Danestrete eased to allow buses to negotiate the corner more easily; vi. Tower Road should be removed; vii. The Plaza site should be redeveloped into the new public sector hub, fronting onto Town Square; and viii. Heritage assessment and design work to preserve and enhance the significance of the Town Square Conservation Area and the contribution made by its setting.

Centre West Major Opportunity Area

Within the Centre West Major Opportunity Area, as defined on the Policies Map, planning permission will be granted for: a. High-density Use Class C3 residential units; b. Replacement Use Class D1, D2 leisure and Use Class A3 and A4 bar, restaurant and cafe uses; c. New multi-storey or basement car parking; d. New Use Class B1 office premises; e. New de minimis (by volume) Use Class A1 shop units sufficient to serve the day-to-day convenience retail needs of the residents of Centre West; f. A new Use Class C1 hotel, with ancillary conference facilities, close to the train station; g. A taxi rank; and h. A series of interlinked public squares and open spaces; Applications should address the following design and land use principles: i. Redevelopment of the large surface-level car park and the creation in its place of a new urban street form; ii. High quality place-defining buildings should be located in appropriate, prominent locations; iii. The creation of an attractive new east-west pedestrian link from a significant new public square in the heart of the site through the train station precinct towards Town Square; iv. Commercial and leisure uses to be focused to the east of the site, close to the train station; v. Residential uses to the east of the site will only be permitted above first floor level and will require appropriate noise mitigation due to its proximity to the East Coast Main Line; vi. Provision for a taxi rank in proximity to the train station; vii. Traffic calmed car/pedestrian shared surfaces; and viii. Reservation for additional pedestrian/cycle routes in the longer term to allow greater, and more direct, access through to Gunnels Wood Road and the wider Gunnels Wood Employment Area.

Station Gateway Major Opportunity Area

Within the Station Gateway Major Opportunity Area, as defined on the Policies Map, planning permission will be granted for: a. An extended and regenerated train station; b. New bus station; c. High-density Use Class C3 residential units; d. New multi-storey or basement car parking; e. New Use Class B1 office premises; f. A new Use Class C1 hotel; and g. New Use Class A1 and Use Class A3 restaurant and cafe uses. Applications should address the following design and land use principles: i. Major reconfiguration of Lytton Way between Fairlands Way and Six Hills Way; ii. Demolition of the Arts & Leisure Centre to facilitate better east-west integration and create new development sites in the environs of the train station iii. The provision of replacement sports and theatre facilities elsewhere within Stevenage Central iv. A significantly regenerated and enlarged dual-frontage train station of high quality, with associated facilities v. New public squares on the eastern and western frontages of the train station vi. High quality office buildings within a short walking distance of the train station vii. At least one multi-storey car park and cycle parking plus drop-off space to specifically serve train customers viii. Establishment of an attractive east - west pedestrian route across the East Coast Main Line ix. High quality landmark gateway environment to create a positive image of Stevenage for all rail visitors

Central Core Major Opportunity Area

Within the Central Core Major Opportunity Area, as defined on the Policies Map, planning permission will be granted for: a. High-density Use Class C3 residential units; b. New Use Class A1, A3 and A4 shop, bar, restaurant and cafe uses; c. New multi-storey or basement car parking; d. New Use Class B1 office premises; e. New Use Class D1 and D2 leisure, cultural and civic uses, including a replacement theatre and museum; and f. Signature public spaces Applications should address the following design and land use principles: i. A replacement bus station, closer to the train station; ii. A southern extension to the Westgate Centre, containing in the order of 4,700m2 additional comparison floorspace, facing onto an enlarged Town Square; iii. A continuation of the east - west pedestrian route linking Town Square with the train station; iv. Continuing preservation and enhancement of the Town Square Conservation Area; v. Provision will be made for new green space within an enlarged Town Square; vi. A new municipal theatre and art gallery on the north-eastern edge of the enlarged Town Square; vii. New development should include active ground floor frontages to principal streets; viii. The layout of new streets and squares should facilitate east-west pedestrian access and create sequential views and vistas between the train station and Town Square; ix. High quality development with landmark buildings in appropriate locations, including fronting onto Town Square; x. High-rise buildings; and xi. Heritage assessment and design work to preserve and enhance the significance of the Town Square Conservation Area and the contribution made by its setting.

Northgate Major Opportunity Area

Within the Northgate Major Opportunity Area, as defined on the Policies Map, planning permission will be granted for: a. High-density Use Class C3 residential units; b. New Use Class B1(a) office premises; c. New Use Class A1, A3 and A4 shop, bar, restaurant and cafe uses; d. Replacement Use Class A1 major foodstore; e. New multi-storey or basement car parking; f. Replacement cycle and pedestrian footbridge between Ditchmore Lane and Swingate; and g. Signature public spaces. Applications should address the following design and land use principles: i. A continuation of the north - south pedestrian route linking old North Road with Ditchmore Lane; ii. New development should include active ground floor frontages; iii. New landmark buildings on the Lytton Way/Fairlands Way junction; iv. The layout of new streets and squares should facilitate both north-south and east-west pedestrian access and create sequential views and vistas between the old North Road and Swingate v. Pedestrian priority at an at-grade crossing on Swingate

District, local and neighbourhood centres

The following site, as shown on the policies map, is identified as a District Centre: HC1/1 Poplars The following sites, as shown on the policies map, are identified as Local Centres: HC1/2 Bedwell Crescent; HC1/6 Oaks Cross HC1/3 The Glebe; HC1/7 The Oval HC1/4 The Hyde; HC1/8 Roebuck HC1/5 Marymead The following sites, as shown on the policies map, are identified as Neighbourhood Centres: HC1/9 Canterbury Way; HC1/13 Mobbsbury Way HC1/10 Chells Manor; HC1/14 Popple Way HC1/11 Filey Close; HC1/15 Rockingham Way HC1/12 Hydean Way Planning permission for development proposals in these centres will be granted where: a. The proposal is in keeping with the size and role of the centre; b. District and Local Centres would continue to provide a range of retail, light industrial (use class B1(b)), health, social, community, leisure, cultural and / or residential uses and retain at least 50% of ground-floor units and floorspace in the main retail area as Class A1 (shops) use; c. Neighbourhood centres would continue to provide a range of small-scale retail, health, social, community, leisure, cultural and / or residential uses and maintain at least one unit in Class A1 (shops) use; d. The proposal does not prejudice our ability to deliver a comprehensive redevelopment scheme; and e. An impact assessment has been provided, where required by Policy TC13, and it has been demonstrated that there will be no significant adverse impact. Planning permission will be granted as an exception to the above criteria only where: i. Satisfactory on- or off-site provision is made to replace a loss of use(s) relevant to the status of the centre; ii. It can be demonstrated that there is no longer a need for a particular facility; iii. The particular facility, or any reasonable replacement is not, and will not, be viable on that site; iv. The proposals provide overriding benefits against other objectives or policies in the plan; or v. It can be demonstrated that a unit has been unsuccessfully marketed for its existing use, or has remained vacant, over a considerable period of time.

Local shops

Freestanding shops and small parades will generally be retained. Planning permission for the redevelopment of existing sites to alternate uses or for the change of use of individual units from Class A1 (shops) will be granted where: a. Satisfactory on- or off-site provision is made to replace a loss of use(s); b. It can be demonstrated that there is no longer a need for a particular facility or that alternate facilities are available locally; c. The particular facility, or any reasonable replacement is not, and will not, be viable on that site; d. The proposals provide overriding benefits against other objectives or policies in the plan; or e. It can be demonstrated that a unit has been unsuccessfully marketed for its existing use, or has remained vacant, over a considerable period of time.

A vital Town Centre

We will make provision for the type and range of retail facilities that are required to support Stevenage's role, following the sequential test and the Borough's retail hierarchy. We will: a. Maintain the current retail hierarchy: i. Stevenage Town Centre; ii. High Street, Major Centre; iii. Poplars, District Centre; iv. Seven Local Centres; and v. Seven Neighbourhood Centres b. Promote the comprehensive and co-ordinated regeneration of Stevenage Central (Town Centre plus adjoining sites). This will provide for in the order of 4,700m² of additional comparison retail floorspace, 3,000 new homes and an improved range of shopping, bars, restaurants, leisure, community, civic and cultural facilities. An extended and regenerated train station will be the focus of an enlarged Stevenage Central area, within which six Major Opportunity Areas will be designated to promote distinct mixed-use redevelopment schemes. c. Retain the primary retail frontages in both the Town Centre Shopping Area and the High Street Shopping Area as the focus of major comparison shopping. d. Support the provision of up to 7,600 m² net of additional convenience floorspace within the Borough boundary by 2031 to meet the needs of the expanded town. This will include: i. 1,500m² for extensions to existing centres in the retail hierarchy, then other stores in accordance with the sequential test; ii. A Local Centre in the west of Stevenage development in the order of 500m² to meet the day-to-day needs of the residents of the new neighbourhood; iii. A Local Centre in the north of Stevenage development in the order of 500m² to meet the day-to-day needs of the residents of the new neighbourhood; iv. A Neighbourhood Centre in the south-east of Stevenage development of no more than 500m² with a convenience store and other related small-scale Use Class A1 shops sufficient to meet the day-to-day needs of the residents of the new neighbourhood; v. A new allocation for a large new store, in the order of 4,600m² net convenience goods floorspace and 920m² net comparison goods floorspace, at Graveley Road to meet identified needs post-2023. e. Tightly regulate new out-of-centre comparison goods floorspace and refuse the relaxation or removal of conditions on the type of goods that can be sold from existing out-of-centre comparison retail units.

Town Centre

The extent of the Town Centre is defined on the policies map.

High Street Primary and Secondary Frontages

Within the High Street Shopping Area are defined Primary and Secondary Frontages, as shown on the policies map. The following premises and areas are identified as Primary Frontages at ground-floor level: 70 - 92a High Street 35 - 75 High Street Middle Row The following premises and areas are identified as Secondary Frontages at ground-floor level: 26 - 68 and 94 -132 High Street 15 - 23, 29 - 33 and 77 - 129 High Street Within the High Street Shopping Area, planning permission will be granted for Use Classes A1, A2, A3 or A4 where: a. At least 60% of the Primary Frontages, as measured by both units and floorspace, will remain in Class A1 use should the proposal be implemented; b. The main ground floor shopping frontage will face onto either High Street or Middle Row; and c. Any additional Use Class A3 or A4 uses will not adversely affect the character of the centre or otherwise result in a detrimental over-concentration of such uses in the vicinity of the application site. Planning permission will be granted as an exception to these criteria where there are overriding benefits to the overall vitality and viability of the High Street, having regard to whether: The proposal will retain an active frontage; The proposal will generate footfall equivalent to, or greater than, a normally acceptable A-class use in the equivalent location; and The unit has been unsuccessfully marketed for normally acceptable A-class uses or has remained vacant for a considerable amount of time. The amalgamation of existing premises to create larger units or the conversion of upper floors to provide additional floorspace in the same use class will not be permitted. Within the High Street Shopping Area, further Class A5 uses will not be permitted.

New convenience retail provision

New Class A1 convenience retail floorspace provision will be expected to follow the sequential test and the Borough's retail hierarchy. 1,500m2 floorspace is reserved to be provided as extensions to existing stores in the retail hierarchy, then other stores in accordance with the sequential test. New convenience retail floorspace provision, of an appropriate scale and in an appropriate accessible location, will be made in the new neighbourhoods at Stevenage West, North of Stevenage and South East Stevenage. New Local Centres will be permitted in each of the Stevenage West and North of Stevenage new neighbourhoods, each in the order of 500m2, to meet the day-to-day needs of the residents of the respective new developments. A Neighbourhood Centre will be permitted in the South-East of Stevenage development of no more than 500m2 with a convenience store and other related small-scale Use Class A1 shops, sufficient to meet the day-to-day needs of the residents of the new neighbourhood. These new Local Centres and the Neighbourhood Centre will become a part of the Borough's retail hierarchy. They should, wherever possible, be co-located with other community uses such as schools and/or health or community facilities, where such facilities are being provided. A site for a major new foodstore of up to 4,600m2 net convenience goods floorspace and 920m2 net comparison goods floorspace to serve Borough-wide needs post-2023 is identified on the policies map at Graveley Road. A retail impact assessment will be required, particularly focusing upon the impact on Local Centres and Neighbourhood Centres.

New comparison retail provision

Planning permission will be granted for additional comparison retail floorspace of the order of 4,700m2 within one or more of the Town Centre Shopping Area, the Marshgate MOA, the Central Core MOA, the Station Gateway MOA or the Northgate MOA. Proposals for out-of-centre comparison goods floorspace will be refused, unless they are an ancillary element to a major convenience store proposed under Policy TC11. Proposals to relax or remove conditions on the type of goods that can be sold from existing out-of-centre comparison retail units will be refused.

Retail impact assessments

Applications for main town centre uses should be located in the Town Centre, then in edge-of-centre locations and only if suitable sites are not available will out-of-centre sites be considered. When considering edge-of-centre and out-of-centre sites, preference will be given to accessible sites that are well connected (preferably by multi-modal means) to the Town Centre. An impact assessment will be required for any proposals in excess of 300m2 for main town centre uses outside the Town Centre. This should include an assessment of: i. The impact of the proposal on existing, committed and planned public and private investment in centres in the catchment area; and ii. The impact of the proposal on town centre vitality and viability, including local consumer choice and trade in the Town Centre and wider area, up to five years from the time that the application is made. For major schemes, where the full impact will not be realised in five years, the impact should also be assessed up to ten years from the time that the application is made. Proposals will be permitted unless they fail the sequential test, or are likely to have a significant adverse impact on one or both of the above factors.

Marshgate Major Opportunity Area

Within the Marshgate Major Opportunity Area, as defined on the Policies Map, planning permission will be granted for: a. High-density Use Class C3 residential units; b. New Use Class D1 and D2 leisure, cultural and civic uses; c. New Use Class A1, A3 and A4 shop, bar, restaurant and cafe uses; and d. New multi-storey or basement car parking. Applications should address the following design and land use principles: i. Rejuvenation through new retail units and public realm improvements, including the northern underpass to Town Centre Gardens; ii. Replacement retail units at the eastern end of The Forum connecting to a new surface-level pedestrian crossing of St George's Way to link with the new leisure complex and Town Centre Gardens; iii. Active retail frontages along St George's Way to redefine the eastern edge of the Town Centre; iv. New high-density residential development along St George's Way, orientated to have views over Town Centre Gardens; v. A new sports/swimming complex with an interactive frontage onto Town Centre Gardens; vi. Creation of a critical mass of uses and activities to stimulate greater day-to-day and event use of Town Centre Gardens; and vii. Heritage assessment and design work to preserve and enhance the significance of the Town Square Conservation Area and the contribution made by its setting.

Town Centre Shopping Area

The spatial extent of the Town Centre Shopping Area (TCSA) is defined on the policies map. Within the TCSA, uses appropriate to a town centre will be permitted at ground floor level, including Use Classes A1, A2, A3, A4, C1, D1 and/or D2. Within the TCSA, the following premises and areas are identified as Primary Frontages at ground floor level: 27 - 29 (odd) Town Square; 40 - 50 and 66 - 96 (even) Queensway; 41 - 73 and 79 - 101 (odd) Queensway; 6 - 22 (even) The Forum; 1 - 11 (odd) The Forum; and The Westgate Centre. Within the Primary Frontages, planning permission will be granted only for Use Class A1 (shops). Planning permission will be granted for other uses within the Primary Frontages where: a. The proposal is for use class A3 (restaurants & cafes) at the following locations: 50 - 56, 60 - 64 & 75 Queensway 2 - 6 & 20 - 22 The Forum and 98 & 103 Queensway; b. In other locations, the benefits to the overall vitality and viability of the town centre would equal or outweigh those that would be provided by an A1 or A2 use in the equivalent location. This will be considered having regard to whether: The proposal will retain an active frontage; The proposal will generate footfall equivalent to, or greater than, an A1 or A2 use in the equivalent location; and The unit has been unsuccessfully marketed for A1 or A2 use, or has remained vacant, for at least six months. Subject to the above criteria, the redevelopment of existing premises will be permitted within the TCSA where this would not cause harm to the Town Square Conservation Area.

High Street Shopping Area

The spatial extent of the High Street Shopping Area (HSSA) is defined on the policies map. Within the HSSA, planning permission for development of a scale appropriate to the High Street's location in the retail hierarchy and which falls into Use Classes A1, A2, A3, A4, C1, C3, D1 or D2 will be granted where it: a. Would not take land or premises allocated or identified for other, specific uses; b. Would not cause harm to the significance of any designated heritage asset(s) including through harm to their setting; c. Does not propose Class-A uses outside of the High Street Primary Shopping Area

Strategic development access points

The preferred vehicular access points to strategic development sites from the existing road network are shown on the policies map: To land west of Stevenage via the existing road network at Bessemer Drive and Meadway; To land north of Stevenage from B197 North Road approximately 250 metres north of the junction with Granby Road; To land south-east of Stevenage from a new roundabout on the A602 approximately 200 metres east of the junction with Bragbury Lane; To Stevenage Leisure Park from Argyle Way and Six Hills Way; and To Stevenage town centre from reconfigured junctions between: Fairlands Way and Lytton Way; and Six Hills Way, Lytton Way and London Road Planning permission will be granted where proposals demonstrate: a. That these preferred access points have been incorporated into the scheme design; and b. For the development areas to the north and west of Stevenage, how they would integrate with any future phases of development beyond the Borough boundary. Alternative access points and solutions will be permitted where they are demonstrably preferable in highway terms.

Transport assessments and travel plans

Planning permission will be granted where: a. Development would not have an adverse impact upon highway safety; b. Development reflects the principles of the Stevenage Mobility Strategy; c. Schemes exceeding the relevant thresholds are accompanied by a satisfactory Transport Statement or Assessment, which demonstrates that the residual cumulative impacts of development are not severe; and d. Developments exceeding the Transport Assessment threshold are accompanied by an acceptable (green) travel plan.

Parking and access

Planning permission will be granted where proposals comply with the requirements of the Parking Provision Supplementary Planning Document. Major development proposals, including redevelopments and changes of use, must additionally: a. Demonstrate how the development will be served by passenger transport. Planning obligations will be sought to provide services and facilities where appropriate; and b. Make the following provisions for pedestrians and cyclists: i. Safe, direct and convenient routes within the development; ii. Links to existing cycleway and pedestrian networks; iii. Appropriate means of crossing vehicle roads within, or adjacent to, the site; iv. Adequate landscaping and lighting of routes both within the development and on any new external links; v. Contributions towards improving cycleways and pedestrian routes serving the development site, where appropriate; vi. Secure bicycle parking provision; and vii. Ancillary facilities such as changing rooms, showers and lockers, where appropriate. Planning permission for development proposals which result in the loss of off-street parking spaces (excluding public car parks) or formally defined on-street bays will be granted where: c. The parking lost is replaced as near as possible to the existing provision in an accessible location; or d. It can be demonstrated that the provision is not suitable or required.

Sustainable transport

The following schemes are identified as priority new and improved sustainable transport schemes. Planning permission will be granted where proposals facilitate the creation or improvement of, reasonably provide or reasonably contribute towards these schemes: 1. The provision of a 5th platform at Stevenage station; 2. A significantly improved station building with entrances facing both the town centre and leisure park; 3. A new town centre bus station located to the west of the existing site and in close proximity to the station; 4. Public transport provision to and within the proposed strategic development sites to the west, north and south-east of Stevenage. This may be provided through the extension of existing, or creation of new bus routes; 5. Enhanced inter-urban bus provision including direct services to employment sites and locations outside of the Borough boundary; 6. New or improved bus services and facilities within 400 metres of major developments.

New and improved links for pedestrians and cyclists

The following schemes are identified as priority new and improved links for pedestrians and cyclists. Planning permission will be granted where proposals maintain, enhance, reasonably provide or reasonably contribute towards: Routes The following schemes are identified as priority new and improved links for pedestrians and cyclists: 1. From Town Square to the Leisure Park via Stevenage Station; 2. From The Forum to Town Centre Gardens via a new surface-level crossing of St George's Way; 3. Along St Georges Way between the junctions with Fairlands Way and Six Hills Way; 4. From Ditchmore Lane to the town centre via an improved crossing over Fairlands Way; 5. From the junctions of Gunnels Wood Road and Bessemer Drive and / or Gunnels Wood Road and Six Hills Way to the new development west of Stevenage; 6. From Gunnels Wood Road via Meadway Ancient Lane to the new development west of Stevenage; 7. Along Gresley Way from Six Hills Way to Martins Way including a spur to Fairlands Way; 8. From the junction of Coreys Mill Lane and North Road and / or following the route of Bridleway 103 from Corey's Mill to new developments north of Stevenage; 9. From the junction of Broadhall Way and Bragbury Lane to new development south-east of Stevenage; 10. Along the principal interior roads of the strategic developments west, north and south-east of Stevenage. Cycle Parking The Stevenage Cycle Strategy identifies improvements to cycle parking provision available to the public in Stevenage in terms of gaps in provision at appropriate locations as well as the quality of existing cycle parking. Wayfinding The Stevenage Cycle Strategy identifies improvements to wayfinding for pedestrians and cyclists in and around Stevenage, which includes signage and maps.

Public parking provision

Planning permission resulting in the loss of existing public car or cycle parking provision will be granted where: i. Existing spaces are replaced within or adjacent to the new development; ii. Replacement car and cycle-parking provision are made within 200 and 80 metres walk respectively of the key attractors currently served; or iii. It can be robustly evidenced that the parking is no longer required. Applications for new public car or cycle provision will be supported in principle where they respond to a demonstrated need and do not take land specifically allocated or otherwise protected for other uses.

Sustainable transport

We will create the conditions for a significant increase in passenger transport, walking and cycling. We will require new development to provide an appropriate level of car parking. We will: a. Support the provision of new town centre sustainable transport facilities, including: i. New bus termini and waiting facilities; ii. New pedestrian and cycle links, with particular emphasis on connections between the Town Centre and the Gunnels Wood employment area and Old Town; and iii. A remodelled railway station that reflects Stevenage's position on the network and wider regeneration ambitions; b. Direct high density residential and commercial uses, and other developments that generate significant demand for travel, to the most accessible locations; c. Support the provision of sustainable transport schemes as identified in local transport plans and other relevant plans and strategies; d. Refuse permission where development proposals fail to provide any relevant plans or assessments relating to transport; e. Assess proposals against the car and cycle parking standards set out in the Supplementary Planning Documents; and f. Require new development to make reasonable on-site, off-site or financial contributions in accordance with Policy SP5 including (but not limited to): i. The creation or improvement of routes to, from or in the vicinity of the site; ii. The provision of crossings, underpasses, bridges or other appropriate means of traversing significant barriers for pedestrians and cyclists; iii. The implementation of parking control measures within or in the vicinity of the development site; and / or iv. [text cut off in passage]