Planning in Stockport

Improving Indoor Sports, Community and Education Facilities and their Accessibility

The redevelopment of existing community uses (excluding children's indoor play centres and health care facilities) for other uses will be permitted where one or more of the following applies: It is sufficiently demonstrated that replacement provision of no less quality and of appropriate scale is provided elsewhere within the relevant catchment area; It is sufficiently demonstrated that replacement provision of no less quality and of appropriate scale is provided elsewhere within an alternative catchment area within the borough where this would contribute to addressing inequalities; It is of no beneficial use; There is an oversupply of the community use involved and therefore no need for replacement; Insufficient resources are available to maintain the operation of the community use or it is not viable to retain; A lack of interest in occupancy of the site for the existing use is satisfactorily demonstrated by marketing information or community engagement; A comprehensive and efficient service would remain; Special justification is demonstrated to the satisfaction of the Council

Cemeteries

Provision of sufficient cemeteries, which may also have scope for passive recreation, will include: 1. Demonstration of the scope and feasibility for the expansion of existing cemeteries by the developer before alternative sites are considered for cemetery development; 2. Alternative locations should not conflict with the operation of neighbouring land uses and residential amenity; 3. Sustainable and accessible transport to cemeteries will be sought. Woodland burial locations will be encouraged where proposals meet the above criteria and comply with the Safeguarding and Improving the Environment policies of the Core Strategy. Particular regard will be had to addressing any relevant natural environment, landscape, biodiversity and heritage issues involved in the proposal.

Improving Indoor Sports, Community and Education Facilities and their Accessibility

Sufficient indoor sports, community (including health care facilities) and education facilities will provide: 1. Modernised secondary schools with improvements to the building stock condition through various means including new development, redevelopment, extension and refurbishment as resources permit; 2. A modernised and expanded Stockport College Campus in the Town Centre; 3. Sufficient life long learning and Special Education Needs facilities; 4. A comprehensive network of childcare provision, infant and primary schools; 5. Education and community facilities that are well located to serve the relevant population and comply with PPS4 and any subsequent replacement or amendment, with particular reference to PPS4 Policy EC10: Determining Planning Applications for Economic Development (which applies to uses including public and community uses); 6. The development of a Town Centre facility for young people to engage in Positive Activities including informal education, cultural and leisure pursuits, as an integral part of the 'Youth Offer' in Stockport; 7. Indoor sports development directed within the service centre hierarchy in the first instance followed by edge-of-centre sites (in accordance with PPS4 and PPG17) unless they are connected to educational establishments, providing dual-use facilities, or located at other sites that are sustainably accessible to the communities they serve, especially where the proposal would help to address inequalities; 8. Large scale new community facilities will be directed within Stockport Town Centre and the District Centres in locations where they do not conflict with the main town centre uses and employment use functions of these centres, followed by the edges of these centres then by other sustainably accessible locations. Smaller scale new community facilities will be directed to the service centres followed by other accessible locations. Community facilities outside the service centres should be co-located with associated facilities and / or provide integrated service delivery where possible and appropriate. Exception to this approach will be permitted for the modernisation, expansion or extension of community uses at existing sites, for example at Stepping Hill Hospital, and where their purpose or local need necessitates their provision outside the Town Centre, District and Local Centres; 9. Safeguarded and enhanced accessibility of allotments - the scope for the redevelopment of allotments, which is a type of Local Open Space, for alternative uses is set out in the Safeguarding and Improving the Environment chapter of the Core Strategy.

Cemeteries

Provision of sufficient cemeteries, which may also have scope for passive recreation, will include: 1. Demonstration of the scope and feasibility for the expansion of existing cemeteries by the developer before alternative sites are considered for cemetery development; 2. Alternative locations should not conflict with the operation of neighbouring land uses and residential amenity; 3. Sustainable and accessible transport to cemeteries will be sought. Woodland burial locations will be encouraged where proposals meet the above criteria and comply with the Safeguarding and Improving the Environment policies of the Core Strategy. Particular regard will be had to addressing any relevant natural environment, landscape, biodivers

Creating Sustainable Communities

Across the Borough as a whole development which is demonstrated to assist in the creation of Sustainable Communities will be given favourable consideration so long as it is in compliance with other development plan policies. Development within or linked to Neighbourhood Renewal Priority Areas will be given favourable consideration if it is demonstrated to assist in the delivery of the Neighbourhood Renewal Strategy or its supplementary action plans or masterplans. The Council will look favourably upon development that seeks to achieve a high rating under schemes such as the Code for Sustainable Homes, BREEAM (for non-residential development), CEEQUAL (for public-realm development), Building for Life and/or Lifetime Homes, especially where the standard attained exceeds that required by the Building Regulations. The Council will require a higher rating to be achieved at sites where assessment (through preparation of a development brief or similar) indicates that it is feasible and/or viable to do so.

Provision of Recreation and Amenity Open Space in New Developments

Development will be expected to take a positive role in providing recreation and amenity open space to meet the needs of its users/occupants. Where appropriate in new developments landscaped amenity areas should be provided which are necessary and fairly and reasonably related in scale and kind to the proposed development. In those parts of the Borough with a deficiency in recreation and amenity open space: 1. Large new residential developments should include provision, within an agreed timescale, for recreation and amenity open space on or readily accessible to the site, based on the following guidelines: Where occupancy levels of 100 people or more are expected, open space at a standard of 1.7ha per 1,000 population for formal recreation and 0.7ha per 1,000 population for children's play and casual recreation should be provided; Where occupancy levels between 50 and 100 people are expected, open space at a standard of 0.7ha per 1,000 population for children's play and casual recreation should be provided. In addition, a contribution to formal recreation space will be required. 2. Small new residential developments will be required to contribute towards the provision of open space for formal and casual recreation and children's play in locations which are accessible to future occupiers. Such contributions will be fairly and reasonably related in scale and kind to the permitted development. As much as possible of the open space should be within or adjacent to the new development and play provision should incorporate facilities based on the hierarchy set out in the table "Play Facilities" below. However, provision of some or all of the recreational open space off site or through contributions to improve and/or expand an existing facility or create a new one will be permitted/required where the Council is satisfied that there is no practical alternative or that it would be better to do so. Any off site provision should be fairly and reasonably related in scale and kind to the development proposal and be in a location where it would be of direct benefit to the occupiers of the new development. Where there is a likelihood that a number of different residential developments will be carried out in the same area and in the same general time period the anticipated populations of those developments will be aggregated if it is appropriate to do so to assess the additional demand/requirement for children's play and casual recreation and/or formal recreation. Sheltered Housing or Special Needs Housing for Elderly People will not be expected to contribute to the provision of recreation and play space. Where it can be demonstrated that existing provision of recreation and/or play space in the vicinity exceeds the minimum standards, after allowing for the demand likely to be generated by the proposed new residential development, the requirements of this policy will be relaxed accordingly.

Quality Places

Development that is designed and landscaped to the highest contemporary standard, paying high regard to the built and/or natural environment within which it is sited, will be given positive consideration. Specific account should be had of the following: 1. Use of materials appropriate to the location; 2. The site's characteristics including landform, landscape, views or vistas (including to/from the Peak District National Park), landmark or gateway features, biodiversity and micro-climate as well as the site's context in relation to surrounding buildings and spaces (particularly with regard to the height, density and massing of buildings); 3. Ensuring the safety and security of users whilst not causing harm to the wider environment, the character of the building or accessibility; 4. Provision, maintenance and enhancement (where suitable) of satisfactory levels of access, privacy and amenity for future, existing and neighbouring users and residents; 5. The potential for a mixture of compatible uses to attract people to live, work and play in the same area, facilitating and encouraging sustainable, balanced communities; 6. The potential for enhancement of the public realm; 7. The potential to incorporate appropriate landscaping and nature conservation features; and 8. The potential to incorporate the qualities and local distinctiveness of the historic environment. Where assessment (through preparation of a development brief or similar) indicates that there are specific historic, built or natural environment features of note at a site or within an area, development will be required to take this into account.

ACCOMMODATING ECONOMIC DEVELOPMENT

B1 Development: Development of B1(a) office uses will be focused in the Town Centre, increasing and improving the available office space in the Borough's most sustainable location. Office and other types of B1 development will also be encouraged in the M60 Gateway, taking advantage of the location close to the Town Centre, thus helping to develop an agglomeration of similar sites. This will enable Stockport to develop land for the growth sectors identified in MIER and RSS, including taking advantage of the predicted growth at Manchester Airport. Sites such as those at Tiviot Way, Kings Reach, Chestergate and Gorsey Bank, which whilst not having the same high-quality public transport links, are potentially within easy reach of the Town Centre and the motorway. In addition, the Town Centre and M60 Gateway area is well served by the main road network in Stockport and has good links to both the Regional Centre and Manchester Airport. The majority of the forecast 110,000sqm of additional floorspace requirement forecast for the plan period should be located in this Town Centre/M60 Gateway. The Council envisages high density office development, particularly in the Town Centre, which will make best use of the available land. B1 office development will also be encouraged on suitable existing employment sites and in and around District Centres. The employment areas not already mentioned above which are most suitable for office use include Cheadle Royal, Bramhall Moor Lane, Bird Hall Lane, Stanley Green, Battersea Road. Other sites, such as Shepley Lane, Marple and Melford Road are suitable for offices, amongst other employment uses. Stockport's District Centre office market is driven by a local skilled workforce and local amenities and to a lesser extent their existing stock of premises. The key centres in this regard are Bramhall, Cheadle, Cheadle Hulme, and Hazel Grove. The Allocations DPD will identify the site and areas appropriate for these uses. Industrial (B2) and Warehousing (B8) Uses: Whilst it is acknowledged that the net level of heavy industrial uses is likely to decline in the Borough, new units are still likely to be required. Consequently such uses will still need to be provided for and existing employment areas are considered to be the appropriate locations to accommodate these, as well as the moderate rise in warehousing development. B2 and B8 uses, which are likely to generate heavy goods traffic or be otherwise incompatible with residential areas, will be directed to employment areas with good access to the National Strategic Road Network and Local Primary Road Network, or where such access can be provided. For example, the Bredbury Industrial Area has the opportunity to provide sites for industrial and warehouse uses, due to the size of the plots, the proximity to the motorway network and the fact that there are few residential properties near to the core of the site. The Council will seek to build upon the benefits that clustering of employment uses can bring, with different areas having different roles to play. Those sites identified for employment purposes of this nature will be protected for the purposes of employment and related ancillary uses. It is expected that the majority of the heavy industrial uses will be located on the existing employment areas, rather than in the Town Centre/M60 Gateway, although there may be some scope for such uses on MEDS sites where there are existing similar uses. An exception to this in the M60 Gateway Area would be the development of land at Tiviot Way, which is well located for the motorway network. Warehousing uses should be located on employment areas with good connections to the National Strategic Road Network and Local Primary Road Network, such as Bredbury Industrial Area. Other Employment Uses: PPS4 makes clear that other uses beyond office, industrial and warehousing uses constitute economic development. As such the Council will ensure that where proposals provide employment opportunities or contribute positively to the economy as set out in PPS4 and where they meet the overarching aims of the Core Strategy, they are assessed accordingly. They will be encouraged in those areas where other employment uses are expected to develop. Other employment uses which are not B-use class development and which are regarded as 'town centre uses', such as retail and leisure will be subject to sequential testing as set out in PPS4 and in 3.3.4 'ACCESS TO SERVICES'. Small-scale employment development for new premises or uses in other areas, such as residential or rural locations, will be acceptable provided they meet criteria set out in development management policies.

Employment Development in the Town Centre and M60 Gateway

The Council will encourage development of B1 employment uses in Stockport Town Centre and M60 Gateway Area, including the redevelopment of existing office space which is currently underused.

Employment Development in District Centres

The Council will encourage development of office uses in District Centres, including the redevelopment of existing office space which is currently underused.

Employment Development in Employment Areas

The Council will protect employment areas for employment generating uses. Within these areas the Council will have regard to the requirement for flexibility for employment generating uses beyond the traditional employment uses of B1, B2 and B8, based on the criteria set out in PPS4.

Employment Development in Rural Areas

The Council will encourage employment development in rural areas where it is of an appropriate type and scale. This will include the encouragement of new economic development and the need for existing employment sites to be used for employment purposes rather than non-employment uses, thus maintaining the supply of employment sites in these areas.

Education, Skills and Training Provision

Where appropriate, viable and feasible, developers of new employment uses will be required to provide training or funding to provide education and training, in order to help local residents develop the necessary skills to access the jobs being created in the borough. In addition, where appropriate end users will be require to recruit a certain percentage of the workforce from particular geographical areas, focusing on Neighbourhood Renewal Priority Areas

Employment Sites Outside Protected Employment Areas

Proposals for the change of use or redevelopment of employment sites outside designated employment areas which result in the loss of that use will not normally be permitted unless: a. it can be demonstrated that the site is no longer viable as an employment use; b. the proposal will not adversely affect the operations of neighbouring premises; c. the loss of employment land would not lead to significantly longer journey to work patterns; and d. the development does not conflict with other policies. The extension of existing employment premises will be permitted where it does not conflict with other policies.

OVERARCHING PRINCIPLES: SUSTAINABLE DEVELOPMENT - ADDRESSING INEQUALITIES AND CLIMATE CHANGE

In all it seeks to achieve, the Core Strategy will have regard to enabling social progress which recognises the needs of everyone, protecting the environment, ensuring the prudent use of natural resources and maintaining high and stable levels of economic growth and employment. In particular, so as to ensure that the future development of the Borough is economically, socially and environmentally sustainable, the Core Strategy will seek to address the key issues of Inequalities and Climate Change. The Council will seek to reduce levels of significant social and economic deprivation in the Borough through development policies and proposals, and complementary strategies, that provide access for all to housing, employment, education, training, health, social, other services and facilities, especially for those living within the Neighbourhood Renewal Priority Areas identified in the Neighbourhood Renewal Strategy. These policies will enable the further development of a local low carbon economy through stimulation of the market and development of the varied skills needed to deliver them. Use of high quality and inclusive design is an important part of shaping places in a way that can assist in addressing inequalities. The Council will seek to ensure that all development meets an appropriate recognised sustainable design and construction standard where viable to do so, in order to address both the causes and consequences of climate change. In particular, all development will be required to demonstrate how it will contribute towards reducing the Borough's carbon footprint by achieving carbon management standards. It is recognised that a large proportion of the borough's current CO2 emissions are as a result of fossil fuel usage; therefore the Core Strategy will seek to identify and enable opportunities for low and/or zero carbon developments and to ensure that those opportunities are taken full advantage of. The Council considers that, because of the role it plays in reducing the Borough's carbon footprint, making and enabling the best use of renewable energy sources is a key objective for the Core Strategy.

Making Improvements to Existing Dwellings

Planning applications for changes to existing domestic dwellings will be required, where possible and practical, to undertake reasonable improvements to the energy performance of the existing dwelling. This will be in addition to the requirements under Part L of the Building Regulations for the changes for which planning permission is sought. Improvements will include, but not be restricted to: loft and cavity wall insulation, draught-proofing, improved heating controls and replacement boilers. Applicants will be asked to complete a checklist (see C.2 'Energy Efficiency Checklist') to identify which measures are appropriate to their home. The total cost should be no more than 10% of the total build cost and payback in less than 7 years. The Council will support homeowners in delivering efficiency improvements by identifying financial support initiatives both regionally and nationally.

Delivering the Energy Opportunities Plans – New Development

New development should demonstrate how it will contribute to delivery of the opportunities identified, in-line with the following targets: 'Minimum' target: A percentage target reduction in regulated CO2 emissions over and above the 2006 Target Emissions Rate (TER). This is the minimum target that a development will be required to meet. The percentage target is calculated based on determining the carbon reduction of minimum cost 'onsite' technologies that meet the current North West Regional Spatial Strategy target of 10% contribution from renewable energy plus a notional 5% uplift (i.e 15% overall). 'Maximum' target: The maximum carbon reduction target that could be set for a development if cheaper opportunities for carbon reduction are identified by the local authority or developer. The target is given as a percentage reduction in regulated CO2 emissions over and above the 2006 Target Emissions Rate (TER). Higher targets (beyond the minimum) will only be specified where the evidence has shown that it is cheaper to meet the minimum target through alternative means including near or offsite technologies. Additionally the Council has identified several strategic opportunities for the development of renewable energy schemes and further specific "strategic opportunities" might be identified in the future (following the criteria set out in RSS policy EM17 or any subsequent superseding policy). Development may bring about opportunities to develop those schemes and, in such situations, developers will be expected to bring forward proposals linked directly to their development. Alternatively, if strategic renewable energy schemes are being progressed by the Council or a third-party, initial feasibility studies into the scheme should identify the potential for it to supply renewable energy directly to new developments; if such potential is identified then developers will be expected to make financial contributions towards delivery of the scheme as an alternative means of meeting (wholly or partially) the Minimum target that would otherwise apply. Required contributions will be equivalent to the cost meeting the minimum target, assuming the use of on-site technologies. Where applicants can show that achieving the requirements of this policy is unviable on a particular site, they will be required to make a payment into a carbon management investment fund. This fund will provide financial resources to strategically coordinate and phase the infrastructure required to deliver larger scale energy generation technologies and infrastructure such as district heating networks, either within Stockport or within the wider City-Region.

District Heating (Network Development Areas)

1. All developments should seek to make use of available heat, biomass and waste heat. 2. Small developments (less than 100 dwellings or non-residential developments less than 10,000m2) should connect to any available district heating networks. Where a district heating network does not yet exist, applicants should install heating and cooling equipment that is capable of connection at a later date and which could serve (or could be easily adapted to serve) that wider network if and when required. 3. Large and mixed-use developments (over 100 dwellings or non-residential developments over 10,000m2) should install a district heating network to serve the site. The council's ambition is to develop strategic area wide networks and so the design and layout of site-wide networks should be such as to enable future expansion into surrounding communities. Where appropriate, applicants may be required to provide land, buildings and/or equipment for an energy centre to serve existing or new development. 4. New development should be designed to maximise the opportunities to accommodate a district heating solution, considering: density, mix of use, layout and phasing. 5. Where investment or development is being undertaken into or adjacent to a public building, full consideration should be given to the potential role that the public building can have in providing an anchor load within a decentralised energy network.

Community Owned Energy

The Council recognises the important role that community owned energy generation including wind and hydro energy will play in reducing CO2 emissions and increasing installed low carbon and renewable energy capacity. While the Council will consider favourably all applications for standalone or 'onsite' low carbon and renewable energy generation, the Energy Opportunities Plan identifies a number of principal opportunities: Large wind turbines or hydro energy schemes delivered by community groups and/or commercial developers. New development that is designated as being in a 'microgeneration area' and either a community wind priority area, or adjacent to a potential hydro energy scheme should consider wind/hydro energy as their first option for meeting the requirements of Development Management Policy SD-3 'Delivering the Energy Opportunities Plans – New Development'. Wind Priority Areas have been designated to encourage applications for large and small turbines, particularly but not exclusively: from community groups, co-operatives and individuals related to new domestic and non-domestic developments. Large and mixed-use developments in appropriate locations should consider installing a wind turbine or turbines to serve the site's energy needs.

Adapting to the Impacts of Climate Change

Development should be designed in such a way as to avoid, mitigate or reduce the impacts of climate change. In particular, all development will be required to incorporate Sustainable Drainage Systems (SuDS) so as to manage the run-off of water from the site. Development on previously developed (brownfield) land must reduce the rate of unattenuated run-off by a minimum of 50% if it is within an identified Critical Drainage Area (CDA). Until CDAs have been identified in detail the same reduction (a minimum of 50%) will be required of developments on brownfield sites in all areas; once detailed CDAs have been identified the minimum required reduction of run-off on brownfield sites outside of CDAs will be 30%. Development on greenfield (not previously developed) sites will be required, as a minimum, to ensure that the rate of run-off is not increased. Where planning permission is required, areas of hard-standing or other surfaces, should be of a permeable construction or drain to an alternative form of SuDS. Development, particularly within the urban area of the Borough, that takes into account the urban heat island effect and incorporates measures to reduce this phenomenon will be given positive consideration. Measures might include: Provision of appropriate greencover (shaded green space and tree cover); Provision of green roofs, walls and boundaries; Urban design that encourages air flow throughout the development; Passive cooling that allows natural ventilation to cool the building or development in preference to mechanical cooling; Solar shading designed into buildings to avoid internal overheating; or Water features such as lakes, ponds, fountains and watercourses. Measures such as SuDS and those required to reduce the impact of the urban heat island effect are key considerations in achieving a high rating within recognised sustainable development rating systems such as the Code for Sustainable Homes, BREEAM (for non-residential developments) or CEEQUAL (for public realm development). The Council will look favourably upon development that seeks to achieve a standard that exceeds the Building Regulations and will provide guidance and advice to developers seeking to do this. The Council will require a higher rating to be achieved at sites where assessment (through preparation of a development brief or similar) indicates that it is feasible and/or viable to do so. In all cases where development of listed buildings, development within conservation areas or development involving other heritage assets is proposed, specific regard should be given to the inclusion of measures to ensure their long-term safeguarding against the impacts of climate change.

SAFEGUARDING AND IMPROVING THE ENVIRONMENT

Development that is designed and landscaped to a high standard and which makes a positive contribution to a sustainable, attractive, safe and accessible built and natural environment will be given positive consideration. High quality design which promotes a sense of place is of importance throughout the borough and should be an integral part of all development proposals, paying high regard to important local natural and built environment features, including the historic environment, and contributing to addressing key issues such as climate change and inequalities. The Council working with local communities, developers and partners, will protect, develop and enhance an integrated network of high quality and multi-functional GI that will: Improve health and well being; Improve and enhance cross-boundary connectivity and accessibility through the delivery of joint development proposals including specifically the River Valleys; Protect and connect existing and potential sites of nature conservation value and historic landscape features, and seek to create new wildlife habitats as recommended in the GM Ecological Framework; Protect and provide appropriate natural space to connect landscapes and allow wildlife to move through them to adapt to climate change; Mitigate the negative effects of climate change and support biodiversity, for example inclusion of green roofs, green walls and tree planting; Maximise the potential climate change benefits of the network including enhanced flood risk management through water storage or run-off protection, integrating mitigation measures such as SUDS into the design, controlling temperatures through shade and other cooling effects, and reducing air and water pollution; Create appropriate access for a wide range of users to enjoy the countryside, including improved linkages to formal and informal recreation opportunities; and Contribute to the diversification of the local economy and tourist development through the enhancement of existing, and provision of new facilities. The Council will identify, protect and enhance GI assets through the Allocations DPD. In general terms development that does not safeguard the permanence and integrity of areas of Strategic and Local Open Space will not be allowed. There may, however, be situations in which other factors determine that the need to continue to protect existing assets are outweighed by the interests of achieving sustainable communities, in particular with regards to delivering mixed communities, meeting wider leisure needs, improving participation in the use of recreation facilities and improving parks. In such situations the objective of achieving sustainable communities may be best served by the development of limited areas of open space. Such development must be designed to meet a high standard of sustainability and pay high regard to the local environment.

Protecting, Safeguarding and enhancing the Environment

A) PROTECTING THE NATURAL ENVIRONMENT The borough's varying urban and rural landscapes, biodiversity, geodiversity and soils combine to create a unique and distinctive local character of considerable value to residents and visitors alike. This locally distinctive sense of place and character will be maintained and enhanced as follows: The Borough's urban and rural landscape will be conserved and enhanced in line with the borough's Landscape Character Assessment. The current preliminary assessment detailed in the Stockport UDP Review will be reviewed so as to inform the Allocations DPD and the future consideration of development proposals. This will ensure that the landscape as a whole can be managed, protected and enhanced; Net loss of biodiversity and geodiversity will be prevented by applying a hierarchical approach to conserving and enhancing the network of nationally, regionally and locally designated sites and habitats; Applications for developments that would result in harm to the borough's biodiversity and geological conservation interests will be determined in accordance with the key principles set out in PPS9 (Biodiversity and Geological Conservation) and in particular sub-paragraph 1(vi); and Opportunities and locations for biodiversity enhancements will be identified and pursued by the creation, protection, enhancement, extension and management of green corridors through the development of green infrastructure networks in urban and rural areas to improve connectivity between habitats. Planning applications should identify mitigation measures that keep disturbance to a minimum and provide alternative habitats to sustain at least the current level of population as well as setting out a long-term management plan for the site. Proposals to create new Local Nature Reserves (where resources merit the designation) and other areas of ecologically beneficial natural habitat will be welcomed. Development should provide access to nature conservation areas for recreational and educational purposes, where appropriate. Development proposals affecting trees, woodland and other vegetation which make a positive contribution to amenity should make provision for the retention of the vegetation unless there is justification for felling, topping or lopping to enable the development to take place. Even where there is a strong justification for a proposal the design should maximise the potential for retaining some mature planting, and replacement planting of appropriate species and covering a similar area should be provided within the site or nearby. Proposals that will result in an increase in the woodland cover of the borough (including planting of trees as a bio-fuel crop) will be given positive consideration as long as it is not harmful to existing habitats or eco-systems. Proposals that involve the multi-purpose use of woodland, such as amenity, recreation, wildlife, education or bio-fuel or timber production will be permitted provided that: Proposals are accompanied by a woodland management plan; The woodland is of a scale capable of absorbing the proposal without damage; and There is no adverse effect on the integrity of an Ancient Woodland. B) CONTROLLING POLLUTION New development that seeks to reduce air, noise, light, water or ground pollution in areas or locations where acceptable standards are already exceeded will be given positive consideration. New housing or other environmentally sensitive development will not be permitted where existing pollution levels are unacceptable and where there is no reasonable prospect that they can be satisfactorily reduced through specific measures or action programmes. In particular: AIR QUALITY: An Air Quality Management Area (AQMA) has been declared under the provisions of the National Local Air Quality Strategy and is subject to revision on a biennial basis. All development should be designed so as to ensure that adequate levels of air quality are achieved within buildings. Development that assists in reducing the existing levels of poor air quality within the declared AQMA will be given positive consideration. Development that would exacerbate the existing poor air quality levels within the AQMA will be permitted only where it is demonstrated that that exacerbation will be mitigated. NOISE AND VIBRATION - In order to safeguard recreational and other activities within river valleys and other areas that are dependent on quiet conditions for their proper enjoyment development that introduces unacceptable noise levels will not be allowed. Development that will result in an unacceptable impact on the occupiers of dwellings or other environmentally sensitive properties in terms of vibration will also not be allowed. In some parts of the borough constraints will be placed upon development so as to avoid unacceptable levels of noise from aircraft using Manchester Airport. 1. In areas where day-time (7am - 11pm) noise levels are in excess of 72 Leq or night-time (11pm - 7am) levels are in excess of 66 Leq planning permission will be refused for new dwellings and conversions to residential accommodation will only be permitted provided that the proposal incorporates noise attenuation measures that would result in a night-time noise level within the building (with windows closed) of less than 35 dB(A) Leq. 2. In areas where day-time noise levels are between 66 and 72 Leq or night-time levels are between 60 and 66 Leq or where individual noise events of aircraft regularly exceed 82dBLA Max (S time weighting) several times in any one hour during the night, planning permission will not be granted for new dwellings unless material considerations indicate otherwise (in such cases conditions will be imposed to ensure a commensurate level of protection against noise within the dwelling). Conversions to residential accommodation will be permitted but the requirement for protection against noise within the dwelling will be the same as that for any new dwellings. 3. In areas subject to day-time noise levels between 57 and 66 Leq or night-time levels between 48 and 60 Leq, planning permission for new dwellings will be granted subject to other planning policies and to conditions (where appropriate) to ensure an adequate level of protection against noise in dwellings. 4. Planning permission for other noise sensitive development under the flight path to Manchester Airport, such as offices, hospitals and schools will only be granted where it has been demonstrated that the proposed development would not be subject to unacceptable levels of aircraft noise.

HOUSING PROVISION

A wide choice of high quality homes will be provided to meet the requirements of existing and future Stockport households. The focus will be on providing new housing through the effective and efficient use of land within accessible urban areas, and making the best use of existing housing. Provision will be made for a net additional 7,200 homes over the 15 year period from 2011 to 2026. Land for new housing will be released in an orderly and managed way based on the averages in the following trajectory: 450 new homes per annum between 2011 and 2013 495 new homes per annum between 2013 and 2023 450 new homes per annum between 2023 and 2026 The level of provision between 2013 and 2023 equates to a 10% increase on Stockport's current annual requirement, for a 10 year period. Increasing the supply of housing will improve affordability, help meet the need for affordable housing and support the delivery of additional housing growth in Greater Manchester. The 10% increase will not apply if Stockport's housing requirement is increased at the regional planning level. Provision will be made for Gypsy and Traveller pitches and Travelling Showpeople plots, equal to the requirements identified in the latest Gypsy and Traveller Accommodation Assessment, subject to any agreed dedistribution of requirements amongst local authorities within the Greater Manchester sub-region. The local previously-developed land target is at least 90%. This applies from 2011 onwards when there is a five year deliverable supply. It does not apply to sites providing 50% affordable housing or more. The regional target of at least 80% of housing provision on previously-developed land applies to sites providing 50% affordable housing or more. This secondary target also applies to all sites when there is less than a five year deliverable supply, from 2011 onwards.

MIX OF HOUSING

A mix of housing, in terms of tenure, price, type and size will be provided to meet the requirements of new forming households, first time buyers, families with children, disabled people and older people. New development should contribute to the creation of more mixed, balanced communities by providing affordable housing in areas with high property prices and by increasing owner occupation in areas of predominantly social rented housing. The overall strategic affordable housing target is 50% of total provision. The Council will aim to achieve this challenging target with the assistance of Stockport Homes and developments by other affordable housing providers delivering up to 100% affordable housing; by maximising opportunities offered by Council owned land, by releasing additional land for housing, and through developer contributions. The target will remain in place until it can no longer be justified by housing need and a shortage of affordable housing. Support will be given to the provision of specialist and supported housing for older people and people with a disability. All new housing should enable older people and adults with a disability to live independent lives by seeking to achieve Lifetime Homes standards. The supply of land for housing should be flexible enough to provide a balanced mix of houses and flats, so that the type of housing likely to be required in the borough can be provided. Over the plan period the aim is to achieve a 50:50 split between the provision of new houses and new flats. This is supported by the findings of the Strategic Housing Market Assessment. The mix of housing provided should be based upon the findings of up-to-date evidence. The current Housing Needs Study suggests: large family market houses and smaller low-cost market houses should both be provided; intermediate houses should have two-three bedrooms; social rented houses should have three-four bedrooms; and the majority of new flats of all tenures should have two bedrooms. On sites that are capable of accommodating a range of housing types and sizes, developments should contribute to the provision of an appropriate borough-wide mix of housing, reflecting the different types and sizes of housing likely to be required over the plan period. Sites in the most central locations, such as the Town Centre areas and within District and Local Centres, are the most suitable for flats. Here housing densities of 70 dwellings per hectare (dph) and above are commonplace. Moving away from these central locations densities should gradually decrease, first to around 50 dph then to around 40 dph, as the proportion of houses increases. Developments in accessible suburban locations may be expected to provide the full range of houses, from low-cost 2 bed terraces to executive 5+ bed detached, and contain few flats. However, they should still achieve a density of 30 dph. The presumption is that existing family houses will be retained in suburban areas, not replaced by new build flats or conversions to flats.

DISTRIBUTION OF HOUSING

New housing development will boost the Town Centre economy, making it a vibrant place to be during the day and in the evening. It will improve the built environment by regenerating vacant and under-used sites in and around the centre, and provide homes in a location readily accessible to jobs and services within Stockport and Manchester City Centre. New housing will also assist the vitality and viability of District and Local Centres, and support regeneration and improve housing choice in Neighbourhood Renewal Priority Areas. The distribution of housing across the borough should be broadly in line with the following spatial priorities: firstly, the Central Housing Area containing up to 50% of provision, including up to 2,000 dwellings in the Town Centre areas; secondly, Neighbourhood Renewal Priority Areas and the pedestrian catchment areas of District and Large Local Centres, containing at least 35% of provision; thirdly, other accessible locations, containing up to 15% of provision. New housing development will be assessed in terms of its accessibility to jobs, community facilities, shops and services. All housing development in the first ten years of the plan period will be in locations that are amongst the most accessible in the borough. Additional land will be released within the third spatial priority if necessary to provide the required level and right mix of housing. It should be noted that new development could include measures that are demonstrated to improve accessibility to an appropriate degree and could then be considered acceptable.

Design of Residential Development

The design and build standards of new residential development should be high quality, inclusive, sustainable and contribute to the creation of successful communities. Proposals should respond to the townscape and landscape character of the local area, reinforcing or creating local identity and distinctiveness in terms of layout, scale and appearance, and should consider the need to deliver low carbon housing. Good standards of amenity, privacy, safety / security and open space should be provided for the occupants of new housing and good standards of amenity and privacy should be maintained for the occupants of existing housing. New Gypsy, Traveller and Travelling Showpeople sites should respect the scale of, and not dominate the nearest settled community.

Housing Phasing

The delivery and supply of housing will be monitored and managed to ensure provision is in line with the housing trajectory, the local previously-developed land target is being achieved and a continuous five year deliverable supply of land for housing is maintained. During the first ten years of the plan period (2011-2021), when there is a five year deliverable supply: the local previously-developed land target will apply; planning applications providing additional housing should be on sites within the first and second spatial priorities listed in Core Policy CS4 'DISTRIBUTION OF HOUSING', or on sites achieving a score of at least 50 when assessed against the Council's accessibility model; in addition, planning applications that are wholly or predominantly for flats should be on sites within the first and second spatial priorities and achieve a score of at least 60 when assessed against the accessibility model. Exceptions may be made for Local Centre and edge of centre sites, flats above shops, mill conversions, and other sites with particular constraints that influence housing type; housing developments in other accessible locations will be permitted if they achieve one or more of the following regeneration benefits: re-use of vacant previously-developed land and / or vacant (typically non-residential) buildings; re-use of a Listed or Locally Listed Building; provision of at least 50% affordable housing; provision of specialist and supported housing for older people and people with a disability; facilitating the operation of an existing or new community facility (used or to be used for education, leisure or social purposes). When there is less than a five year deliverable supply during the first ten years of the plan period, Stockport's regional previously-developed land target of 80% will apply to all developments. The required accessibility score for sites outside the first and second spatial priorities will also be gradually lowered on an annual basis, for example from 50 to 45. The required accessibility score for developments consisting wholly or predominantly for flats will be gradually lowered in the same way, but they should still be within the first and second spatial priorities. These measures will allow the deliverable supply to be topped up by sites in other accessible locations. If sites do not achieve the lowered accessibility score they may still be permitted if they achieve one of the regeneration benefits listed above. After the first ten years of the plan period the local previously-developed land target will still apply when there is a five year deliverable supply. However, the required accessibility score for sites outside the first and second spatial priorities will be lowered if necessary to maintain the five year deliverable supply.

Affordable Housing

To help achieve the 50% overall strategic target, affordable housing will be sought on all Council owned sites to be developed for housing, regardless of size. 40% of dwellings on Council sites should be affordable, or as high a level as is viable, having regard to the creation of mixed, balanced communities. Should any urban open space or Green Belt sites be released for housing, at least 50% of the dwellings should be affordable housing. Affordable housing is required on sites providing 15 dwellings (gross) or more and sites of 0.5 hectares or more. The site size threshold is lowered to 5 dwellings (gross) in areas with property prices above the Stockport average, such as the following: Bramhall / Cheadle Hulme Cheadle / Gatley / Heald Green Hazel Grove / High Lane The Heatons (excluding Heaton Norris) Marple / Marple Bridge Romiley The proportion of affordable housing sought varies across the borough to take account of property prices and economic viability. Subject to viability, the Council will negotiate to achieve the following proportions of affordable housing and these should be reflected in the cost of land: 5%-15% in the Town Centre areas and the other Neighbourhood Renewal Priority Areas of Adswood and Bridgehall, and Lancashire Hill and Heaton Norris (see below for Brinnington) 20-25% in the inner urban areas of the borough such as the Central Housing Area, Cheadle Heath, Heaviley, Little Moor, Offerton, Bredbury and Reddish. 30% in areas with above average property prices, for example, those listed in the paragraph above and those areas shown as 'hot' on the map. 40% in areas with the highest property prices, such as Bramhall / Cheadle Hulme (south) / Woodford (shown as 'very hot' on the map). The relevant threshold and proportion of affordable housing applicable to specific sites will be determined by comparing Stockport's average property price with property prices in the immediate locality of the site and the likely sales prices of the completed dwellings. Figure 9 'Indicative map showing the general variation in property prices across Stockport - Source: GVA Grimley, Economic Viability of Housing Study 2010' only gives a broad indication of prices in different areas and should not be used to determine the affordable housing contribution on specific sites. It is likely that in certain localities within the 'moderate' areas shown on the map a 30% affordable housing contribution will be sought. In the Town Centre areas the proportion of affordable housing sought will be kept towards the bottom end of the 5%-15% range until viability improves and a private housing market has been established. In terms of the latter, this will be indicated by property prices comparable to the Stockport average and the delivery of a significant proportion of the Town Centre housing target of up to 2000 dwellings. To increase choice, the presumption is that private developers will only provide intermediate affordable housing in the Town Centre. In Neighbourhood Renewal Priority Areas, housing development should accord with local regeneration strategies, such as area masterplans. A choice of quality homes that meet the needs of residents should be provided in these areas by increasing the supply of market housing and intermediate affordable housing, to create more mixed, balanced communities. In Brinnington, developer contributions to affordable housing will not be sought unless the development is of a sufficient scale and mass to achieve an uplift in values that makes affordable housing viable without grant funding. However, as in other priority areas, intermediate affordable housing to rent or part own (with grant), as well as market housing, is still encouraged in order to diversify housing type and tenure. In most areas 75% of the affordable housing provided by developers should be intermediate housing for Stockport residents on average and below average incomes. The remaining 25% should be social rented housing. In areas with above average property prices and a particular lack of social rented housing, the affordable housing tenure split sought will be 50% intermediate housing and 50% social rented housing.

Aviation Facilities, Telecommunications and other Broadcast Infrastructure

Proposals for telecommunications development which would improve existing operational facilities or a new development which would improve present service provision will be permitted provided that, having due regard to operational efficiency: 1. The proposal would not have an unacceptable effect on the character or appearance of the locality, the visual amenities of residential occupiers or the free and safe flow of traffic on adjoining highways; 2. The siting and external appearance of apparatus, including any landscaping, have been designed to minimise the visual impact of the apparatus, taking into account the landscape or townscape context of the site; 3. There is no reasonable possibility of sharing existing facilities or, in the case of masts, of erecting antennae on an existing building, mast or other structure; 4. Applicants have considered the need to include additional structural capacity to take account of the growing demands for network development, including that of other operators; and 5. Applicants can demonstrate that the proposal will meet current Government guidelines with regard to possible health impacts.

Hazardous Installations

Only if it is demonstrated that the risks to people and the environment are acceptable and that there are no viable alternative with a lesser risk will positive consideration will be given to: 1. New establishments where hazardous substances are present or are likely to be present; 2. Modifications at existing establishments where hazardous substances are present; and 3. New developments in the vicinity of existing establishments, installations or infrastructure where hazardous substances are present, where the siting of the proposed development is such as to increase the risks or consequences of a major accident.

Main Town Centre Uses, Hot Food Take Aways and Prison Development Outside Existing Centres

In terms of PPS4 policy EC3.1.d, an assessment addressing the impacts in PPS4 policy EC16.1 will be required for planning applications for A1 use exceeding 200 sq m net floorspace at out-of-centre locations and edge-of-centre locations in relation to the District and Local Centres. This local impact assessment threshold will not apply to the Secondary Retail Area (as shown as the Great Portwood Street Area on the UDP Review Proposals Map or as revised through the Allocations DPD) of Stockport Town Centre. Outside the service centres, proposals for hot food take aways and fast food restaurants (A5 use) will be required to be located over 300 metres away from schools and parks. Exceptions will be permitted where the A5 use would be more than an easy walking distance away from the school(s) or park(s) due to physical barriers such as a major road, railway line or river where such separation from the A5 use would not be overcome via a pedestrian route. Outside the Town Centre, the District and Local Centres, the loss or change of use of main town centre uses will be permitted, but not where existing A1 use is essential to meet local convenience needs and alternative facilities are not already or proposed to be sustainably accessible to the local community within the catchment. Exception will be made to the loss of A1 use in such instances where marketing information satisfactorily demonstrates that reasonable attempts to let the unit for A1 use have failed. The Allocations DPD will set out the types and detail of marketing information that will be assessed in the consideration of such proposals. It is accepted that there may be some instances where A1 use proposals comply with PPS4 and RSS Policy W5 with regard to the sequential approach, scale, impact considerations and accessibility and therefore demonstrably cannot be accommodated within the relevant service centre(s) of Stockport's service centre hierarchy. In such circumstances, such A1 use retail development may be required outside the service centres in order to help meet identified retail needs and address any local deficiencies in retail provision. In such instances, the mix of convenience and comparison goods will be controlled to enable the Council to manage the impacts of the development. It is envisaged that such circumstances are most likely to occur in the Town Centre outside the core retail area, where such proposals may help enable the viability and thus the delivery of mixed use schemes or provide for bulky goods retailing, enhance the vibrancy of the Town Centre and may have scope to provide significant regeneration benefits. The National Offender Management Service has identified that there are no current plans for a new prison in the borough. However, any new prisons should be in accessible locations, be well related as possible to the court catchment area served, be secure and located near centres of population.

STOCKPORT TOWN CENTRE

The Council will set out in further plans, primarily the Allocations DPD, where it proposes certain types of development to take place and at what scale. These plans will detail specific areas within the town centre for office, retail, leisure and housing uses, amongst others. The Council objective is the development of a compact, accessible and pedestrian friendly retail core area, within a wider town centre which accommodates other town centre uses and residential development. All areas should function as an integrated whole, avoiding conflicting uses and ensuring that in combination uses achieve the healthy and sustainable development of the town centre. The centre will comprise a series of mixed use areas with priority uses in each of those areas. These areas will be linked by the transport infrastructure, including the road network, car parking, public transport, pedestrian and cycle routes and other public realm improvements. With the exception of the Core Retail Area it is expected that all other areas in the town centre will be mixed-use areas, with some uses predominating. That retail core will be around the existing Merseyway area, stretching from the A6 to Great Portwood Street. Within the Town Centre's Secondary Retail Area to the north and south of Great Portwood Street, where the focus has been on retail warehouses, further retail development may be appropriate and this will be the subject of more detailed consideration in the preparation of the Allocations plan or other Development Plan Documents. A focus on office development, with some leisure uses, is proposed for a general area covering the bus station, Grand Central and the existing Civic Quarter. A greater level of housing is proposed for the area to the east of that office/leisure sector, particularly in the Hillgate and Hopes Carr area. The area to the south, around Stockport College is expected to primarily be a focus for education and health sector development. In all cases the heritage of the town centre, particularly around the Market/Underbanks, Hillgate, St Peter's and Town Hall Conservation Areas, will be of importance in terms of its preservation and where possible enhancement through quality design. The provision of appropriate green and civic spaces and quality public realm will also be vital to any new or redevelopment within the town centre. A core of evening economy activities in and around the St. Petersgate area is expected to develop, although such uses would not be exclusive to that area. The provision of hotels in the town centre will also need to be factored in.

ACCESS TO SERVICES

3.150 The individual and cumulative scale, level, clustering and mix of uses in the above centres will be controlled to: 1. Safeguard and enhance the vitality and viability of Stockport Town Centre's core retail area and the vitality and viability of the borough's District and Local Centres; 2. Safeguard and enhance the role and function of the service centres in the hierarchy and network; 3. Safeguard and enhance a high proportion of A1 use in Primary Frontages; 4. Facilitate a diversity of economic development uses in Secondary Frontages; 5. Contribute to meeting identified need; 6. Optimise the unique characteristics of centres within the service centre hierarchy; 7. Promote improvements to the quality of the public realm, community and civic amenity space, the shopping environment and the shopping experience, including the provision of complementary uses to retail provision; 8. Safeguard residential amenity; and 9. Ensure sustainably designed sites as outlined in the Overarching Principles and Safeguarding the Environment Policies, using design standards (such as BREEAM and CEEQUAL) where feasible and viable - see the Sustainable Design and Construction SPD for further information.

SAFEGUARDING AND STRENGTHENING THE SERVICE CENTRE HIERARCHY

The following hierarchy and centres will be safeguarded and strengthened in order to provide a network of accessible main town centre uses, particularly A1 use and including A2 use. Additional main town centre uses, with a focus on A1 use, will be provided within the identified centres of the following hierarchy, at a scale commensurate with identified capacity for development in the borough, the scale, role and function of the centre and in a manner that safeguards centres and residential amenity from any adverse impacts: 1. STOCKPORT TOWN CENTRE: The Core Retail Area of the Town Centre (as shown as the Central Shopping Area on the Proposals Map) is sequentially preferable for the purpose of A1 use and the Town Centre is sequentially preferable for the purpose of non-A1 main town centre uses and A2 use. The Secondary Retail Area of the Town Centre is sequentially the most preferred area after the Core Retail Area for the purpose of A1 use and its boundary will be defined in the Allocations DPD. The boundary of the Core Retail Area will be defined in the Allocations DPD, taking into account PPS4 considerations and the role and function of the Core Retail Area described in the Core Strategy; 2. DISTRICT CENTRES: Bramhall, Cheadle, Cheadle Hulme, Edgeley, Hazel Grove, Houldsworth Square (Reddish), Marple and Romiley; 3. LOCAL CENTRES: Large Local Centres: Gatley, Heald Green, Moor Top (Heaton Moor), Shaw Road / Heaton Moor Road, Heaton Chapel, Davenport, Great Moor, North Reddish and Marple Bridge Other Local Centres: Adswood, Brinnington, Cheadle Heath, Heaton Mersey, Berrycroft Lane (Higher Bredbury), Hall Street (Offerton), High Lane, Fiveways Parade (Macclesfield Road), Offerton, Offerton Green, Woodley, Councillor Lane (Cheadle), Fir Road (Bramhall), Smithy Green (Cheadle Hulme), Turves Road (Cheadle Hulme) and North Park Road (Bramhall) The boundaries of the District and Local Centres, identified on the Proposals Map, will be reviewed and defined in the Allocations DPD, which will be informed by various factors including the definition of District and Local Centres and that of Primary and Secondary Frontages provided in PPS4.

The Vitality and Viability of Stockport's Service Centres

The Allocations DPD will define the Primary and Secondary Frontages of Stockport Town Centre, the District and Local Centres. A high proportion of A1 use will be safeguarded in the Primary Frontages, the level of which will be detailed in the Allocations DPD. Where proposals comply with any relevant change of use criteria set out in the Allocations DPD, appropriate uses in the Primary and Secondary Frontages will include main town centre uses, A2 use and a limited level of residential and A5 use. Office development will be acceptable in District Centres as set out in the Accommodating Economic Development chapter of the Core Strategy. The Allocations DPD will detail the level of residential and A5 use that will be appropriate at street level property within the proportion of non-A1 use permitted in the Primary and Secondary Frontages. The Allocations DPD will set out the types and detail of evidence (e.g. marketing information) that will be assessed in the consideration of proposals that would result in the loss of A1 use at street level units, within the Other Local Centres and within the Primary and Secondary Frontages, where such proposals do not comply with relevant policies in the LDF. Outside the Primary and Secondary Frontages, main town centre uses, A2 use, A5 use, public, education uses, children's indoor play centres and community uses will be permitted in the Town Centre, the District and Local Centres. Community uses, education facilities and children's indoor play centres will be encouraged in and at the edge of the District and Local Centres and within the Town Centre. Such community uses, education facilities and children's indoor play centres will be acceptable in principle in these locations where they comply with any change of use criteria for Primary and Secondary Frontages set out in the Allocations DPD and do not conflict with other Core Strategy policies. The following guidelines will apply to the scale of individual A1 use units generally considered to be appropriate within the service centre hierarchy: Up to a sub-regional scale at Stockport Town Centre Up to 2,500 sq m net at District Centres Up to 1,500 sq m net at Large Local Centres Up to 280 sq m net at Other Local Centres Where in-centre A1 use proposals exceed these guidelines, material considerations to be taken into account will include: The resultant level of uplift of A1 use floorspace from that existing at the site and the needs of established uses to expand at the site; The positive and negative impacts of the proposal with regard to economic and physical regeneration in the area including the impact on deprived areas, the environmental quality of the centre and social inclusion objectives; The scope for linked trips and footfall attraction within the centre generated by the proposal; The extent of long term vacancies in the relevant service centre(s); Overriding characteristics and constraints of particular buildings. The guideline for the District Centres will be flexible in the event that future retail capacity studies identify adequate levels of capacity to support increasing the figure set out in this policy. Outside the core retail area and within the Town Centre the focus of promoting the level, enhancement, expansion and diversity of main town centre uses will be on non-A1 use. Within the Town Centre, where possible, main town centre uses, A2 use, public and community uses (including A1 use where it complies with the Development Plan, RSS Policy W5: Retail Development and PPS4) should positively contribute to linked trip opportunities, the integration or co-location of service delivery or provide significant regeneration and environmental benefits. The balance of uses in Romiley District Centre would benefit from more A3 uses and the introduction of bars, which together could help the centre develop a tourism role. The vitality and viability of Edgeley District Centre could be improved through the development of quality A3 and A4 uses given its limited offer and proximity to Stockport College, Edgeley Park Stadium and the proposed St Thomas' Community Hospital at Shaw Heath, which means that footfall has an opportunity to be healthy. Therefore, A3 and A4 uses will be encouraged within Romiley and Edgeley District Centres, in order to enhance the evening economy, the diversity of use in these centres and to complement their retail function. Accessibility within and to the borough's service centres by a choice of means of transport, including walking, cycling and public transport, will be safeguarded and enhanced.

Visitor Accommodation and Other Tourism Development

Hotel development will be encouraged in Stockport Town Centre in the first instance, followed by edge of centre locations to the Town Centre, then by M60 Gateway sites where those sites are, or will be, well served by a choice of means of transport, are closest to the Town Centre and have a high likelihood of forming links with the centre where C1 use does not conflict with other policies of the Development Plan. Hotel development that also provides conference or exhibition facilities will be particularly encouraged. The scale, catchment area, operational and market requirements of proposed hotel outside the Town Centre will be key considerations in assessing the relevance of the PPS4 sequential tests and the impact of such proposals on securing a range of Town Centre hotels. Sustainable and accessible transport to tourism facilities within Stockport Town Centre, the District and Local Centres and to out of centre tourism attractions will be sought. Small scale visitor accommodation at Marple District Centre, Marple Bridge Local Centre and Romiley District Centre will be encouraged. Tourism development will be focused on the service centre hierarchy, with exceptions being only where proposals comply with PPS4 and the RSS and where locations directly relate to features of interest outside of these areas that are sustainably accessible or made so by the development. Such development, especially when it is within the rural parts of the borough, will also afford opportunities for ecological, landscape, biodiversity and heritage improvement, for which developer contributions may be sought.

Stockport Town Centre

The Council will set out in further plans where it expects certain types of development to take place and at what scale. These plans will detail specific areas within the town centre for office, retail, housing, leisure and education uses, amongst others. It will also deal with, amongst other things, the required infrastructure improvements and heritage and design issues relating to any future developments in the town centre area.

AN EFFECTIVE AND SUSTAINABLE TRANSPORT NETWORK

The Council and its partners will manage development and seek to implement strategies which ensure that no section of the community suffers unnecessary inequality as a result of their transport needs not being sustainably met. Local services, employment opportunities, education, community and cultural facilities will be provided in a way that is accessible to all by walking, cycling and public transport. The Council will continue to provide a network of safe, good quality walking and cycling routes and other Rights of Way. The walking network will consist of key walking routes, providing direct links to health, education, employment, retail and other important amenities, and aesthetic walking routes, away from main roads, typically with greenery, and providing access to informal recreation opportunities. The Borough's walking network will also include long distance routes (e.g. Midshires Way). The cycling network will cater for direct cycling routes (which in some cases may be on busier roads) and also for routes on quieter residential roads and off-road links (e.g. the Halls Route), which are required not only for recreational cycling, but also utility cycling trips for less confident cyclists. The Council will continue to develop National and Regional Cycle Network routes in the Borough, and local connections to these routes. The Council will continue to deliver improvements to facilitate cycle-friendly neighbourhoods, which may feature traffic-calmed roads, Home Zones, 20mph zones and cycle storage provision. In rural areas, the designation of lightly trafficked minor roads as 'Quiet Lanes' may be considered. To ensure that the walking and cycling networks are as continuous and safe as possible, there will be an emphasis on good quality infrastructure, providing connections across severances caused by major roads, railways and rivers. Where there are incidences of crime and antisocial behaviour on alleyways and other paths, the Council's Positive Path Management policy will be adhered to, in order to ensure that the right balance is struck between protecting the walking network and reducing crime and anti-social behaviour. Walking and cycling networks are often able to make use of disused rail alignments and other former transport corridors (e.g. former canals). Where such potential exists routes will be safeguarded as appropriate but should not prejudice their future use as public transport corridors. Similarly canal towpaths provide potentially important walking and cycling links for both leisure and functional purposes and the Council will continue to seek opportunities to improve these as part of the wider off road network. In order to facilitate a modal shift from car to fixed track modes, the Council will support proposals which provide new fixed track infrastructure (heavy rail, light rail e.g. Metrolink and tram-trains) in the Borough. Such infrastructure could include new lines, new stations, longer platforms and other infrastructure enhancements. The Council will support measures to upgrade the existing fixed track network and associated infrastructure (e.g. Stockport rail station improvements). The Council will support proposals arising from the Manchester Hub Rail Study which lead to increased frequency and reliability for services in the Borough. The Council will support proposals and safeguard land (including, where appropriate, disused rail alignments) to deliver the following fixed track infrastructure schemes as identified in the SEMMMS Strategy: Metrolink extension to Stockport Town Centre from East Didsbury, Provision of an eastern rail link into Manchester Airport from the West Coast Mainline south of Cheadle Hulme, Off-road fixed track link between Marple and Stockport Town Centre, New stations at Cheadle, Adswood, Stepping Hill Hospital and Simpsons Corner/High Lane, Improvements to facilitate a regular service from Reddish South station. The Council will support proposals from GMPTE and train operators to provide extra rolling stock for rail services in the Borough. The Council will support in appropriate locations, proposals for maintenance facilities to support fixed track infrastructure. The Council will support Park and Ride schemes for both fixed track modes and bus modes, in order to facilitate an overall modal shift from private car to public transport. Park and Ride schemes in appropriate locations that are in accordance with the current Local Transport Plan and which serve rail stations and/or high frequency bus corridors will be supported. New Park and Ride schemes will avoid adverse impacts upon the capacity and safety of the highway network and will result in an overall reduction in car travel. A good quality bus network, providing for links with areas outside the Borough as well as within the Borough itself, will be sought. The bus network will not only include conventional and school bus services but also demand responsive services (e.g. Dial-a-ride) which provide vital links to residents with limited mobility and areas lacking frequent conventional bus services. The Council will support proposals from bus operators and GMPTE that enhance the bus network. To facilitate continued growth in bus passenger numbers in the Borough, the quality of infrastructure for the bus network will be enhanced through the further delivery of Integrated Transport Corridors and Integrated Route Treatments. In order to facilitate the removal of through traffic from several District Centres and Local Centres in the Borough, including Heald Green, Bramhall and Hazel Grove, and to improve access to Manchester Airport, the Council proposes to construct the SEMMMS A6 to Manchester Airport Relief Road from the A6 at Hazel Grove to the M56 at Manchester Airport, which will also incorporate a new shared footway and cycle path adjacent to the new road and retrofitted next to the existing A555. The Council will continue to seek funding and safeguard the land required to deliver the remaining parts of the SEMMMS Relief Road in the Borough, listed below: SEMMMS Relief Road A6 Hazel Grove to M60 Bredbury, The Stepping Hill Link Road, The A523 Poynton bypass. Highway schemes will achieve a high quality of design and use of materials, including sustainable materials such as recycled aggregates where feasible. The Council will aim to maximise its existing road network as efficiently as possible, and will aim to spread demand for the road network to avoid adding to peak flows on the most congested parts of the network. The Council will continue to follow the maintenance regimes set out in the Transport Asset Management Plan (TAMP) in order to maintain the existing road network and its associated structures (e.g. retaining walls, bridges) to enable their continued and safe use. The Council will continue to develop its network of 20mph zones, Home Zones and other suitable traffic calming measures, in order to continue the long term reduction in accidents on the Borough's network, improving safety particularly for schools and residential areas, and encouraging increased levels of walking and cycling. Where feasible, freight will be transported by rail or pipeline and opportunities to link with inland waterway freight interchanges should also be explored. However, in many cases, road haulage will be the only realistic option and in these cases freight will be transported on or close to the National Strategic Road Network and Local Primary Road Network. Development proposals likely to generate significant freight movements will need to be acceptable in terms of the principles of sustainable distribution and will avoid unacceptable impact on amenity. Proposals for overnight parking of heavy lorries and coaches which are unable to return to distant bases will be permitted in appropriate locations provided that they are not detrimental to the amenity of any residential area and have good access to the National Strategic Road Network and Local Primary Road Network. The Council will continue to support the work of Freight Quality Partnerships to ensure the needs of local employers and residents are both met. The Council will continue to work alongside other Greater Manchester Boroughs on implementing Air Quality Management Plans to facilitate improvements in air quality along the Borough's major road corridors, where national and European targets on nitrogen dioxide emissions are currently not being met. The Council will promote the use of cleaner fuels amongst motorists and continue to use cleaner fuels for its own fleet of vehicles. The Council will support the use of cleaner fuels by GMPTE and bus and train operators. Modal shift from car to public transport, walking and cycling will also assist in an improvement in air quality. The Council will manage road traffic noise levels through the implementation of Noise Action Plans. Stockport Town Centre is the most sustainably accessible location for development in the Borough. However, given the close proximity of the M60 motorway to Stockport Town Centre, it is important to consider with the Highways Agency the impacts of development on the M60 and how these can be mitigated. During the development of the Allocations DPD the Council, in partnership with the Highways Agency, will carry out assessments on the impact of housing, economic, retail and other development in the Town Centre on the Strategic Road Network, on both an individual and cumulative basis. Mitigation measures will be identified and appraised in terms of the level of mitigation afforded and will be supported by evidence to demonstrate the deliverability of each measure. The following measures have already been identified by the Council and will be pursued in order to mitigate the impacts of development in the Town Centre: An area-wide Travel Plan for Stockport Town Centre, A new public transport interchange in Stockport Town Centre. This will not only improve interchange between bus and rail journeys, but will also be 'future-proofed' in order to accommodate the future extension of Metrolink into Stockport Town Centre from East Didsbury, The Town Centre Accessibility Package will be implemented to improve road infrastructure in and around the Town Centre. This will ease congestion for buses and for general road traffic, A separate strategy for transport in Stockport Town Centre strategic location will be set out in the forthcoming Allocations DPD. Provision for coach parking facilities in the Town Centre will be considered in order to meet the needs of visitors.

TRANSPORT AND DEVELOPMENT

The Council will require that development is in locations which are accessible by walking, cycling and public transport. The Council will support development which reduces the need to travel by car. Development will be required to consider the needs of the most vulnerable road users first, using the following road user hierarchy: Pedestrians; Cyclists; Public transport; Goods traffic; Powered two wheelers; Private car traffic; Long-distance freight and private car traffic.

Transport and Development

To facilitate a reduction in the need to travel, development will be focused in the Town Centre in particular and also other existing centres, as these locations are the most accessible and already contain a wide provision of services and amenities. New development, notably that generating significant numbers of trips, will be required to be sustainably accessible by public transport, walking and cycling. New residential development should be designed taking into account the principle of Home Zones, whereby the layout of new developments should favour more "people friendly" streets and reduced vehicle speeds. Quality design is a key element in meeting the requirements of the Code for Sustainable Homes and the Council will look favourably on development which meets a high standard according to the code. Planning applications for new development that may have significant or specific transport implications will be expected to be accompanied by a Transport Assessment or Transport Statement and Travel Plan/Travel Plan Statement, the form of which will be dependent on the scale and nature of the development and its transport implications. Where additional transport infrastructure and/or public transport and other passenger transport services are required to make the site accessible, developers will be required to provide such infrastructure and/or services. Alternatively developer contributions may be sought towards the cost of new infrastructure and improvements to public transport services. Contributions will take the form of Section 106 contributions and/or the Community Infrastructure Levy. Contributions could include the following: Improvements to the walking and cycling networks. Improvements to fixed track infrastructure. Physical improvements to the bus network. New or improved public transport and other passenger transport services. Park-and-ride schemes for fixed track and bus modes. Contributions towards Car Club schemes. Travel Plan initiatives. Improvements to the highway network, including contributions to off-site highway infrastructure. New developments will be required to maintain and enhance the connectivity, accessibility, convenience, safety and aesthetic attractiveness of the walking and cycling networks and other public rights of way for all users, and where appropriate, create new routes to fill gaps in the existing network. Any replacement of existing facilities should be of equal legal status to that being replaced. The layout of new developments and their links to the surrounding walking network should take account of design features which discourage crime and antisocial behaviour. Minimum standards for cycle parking in new developments are set out in the Council's adopted parking standards. Developers will also be required to provide other associated infrastructure in developments to support cycling, which could include showers, changing and drying facilities, and lockers. Minimum parking standards for disabled parking and for powered two-wheelers are set out in the Council's adopted parking standards.

Parking in Developments

Developments shall provide car-parking in accordance with maximum parking standards for each type of land use as set out in the existing adopted parking standards. The same maximum parking standards will apply across the whole Borough, with the exception of Stockport Town Centre Strategic Location, where different standards will be applied, in view of the specific land use pattern and transport needs of the Town Centre. In the event of any changes required as a result of new national, regional or sub-regional guidance and evidence, revised parking standards will be set out in a separate SPD. Developers will need to demonstrate that developments will avoid resulting in inappropriate on-street parking that has a detrimental impact upon the safety of the highway, and that they also avoid impacting negatively upon the availability of public car-parking.

Safety and Capacity on the Highway Network

Development which will have an adverse impact on the safety and/or capacity of the highway network will only be permitted if mitigation measures are provided to sufficiently address such issues. Developments shall be of a safe and practical design, with safe and well designed access arrangements, internal layouts, parking and servicing facilities. Proposals for overnight parking of heavy lorries and coaches which are unable to return to distant bases will be permitted in appropriate locations, provided that they are not detrimental to the amenity of any residential area and that they have good access to the national and local Strategic Road Networks.

Protecting Disused Rail Alignments

The Council will not permit development which would inhibit future transport use of disused rail alignments unless it can be demonstrated that there is no realistic possibility of such use.