Planning in Stockton-on-Tees

Community Infrastructure

1. There is a need to ensure that community infrastructure is delivered and protected to meet the needs of the growing population within the Borough. To ensure community infrastructure meets the education, cultural, social, leisure/recreation and health needs of all sections of the local community, the Council will: a. Protect, maintain and improve existing community infrastructure where appropriate and practicable; b. Work with partners to ensure existing deficiencies are addressed; and c. Require the provision of new community infrastructure alongside new development in accordance with Policy SD7. 2. Proposals which would lead to the loss of valued local shops, services and facilities, including public houses and village shops, and reduce the community's ability to meet its day-to-day needs will not be supported unless: a. There is no demand for the facility in the locality and its continued future use would be economically unviable, or b. Equivalent alternative facilities are available nearby and the proposal would not undermine the community's ability to meet its day to day needs. 3. The Council will take into account listing or nomination of 'Assets of Community Value' as a material planning consideration. 4. To ensure needs for community infrastructure are met, the Council will: a. Support opportunities to widen the cultural, sport, recreation and leisure offer; b. Support proposals of education, training and health care providers to meet the needs of communities; c. Encourage the multi-purpose use of facilities to provide a range of services and facilities within one accessible location; d. Safeguard land at the former Blakeston School site for the provision of a crematorium; e. Identify land for the delivery of cemetery provision within Stockton and to the south of the Borough to meet identified needs; f. Support the provision of additional river accesses with increased landing stages/moorings/marina at appropriate locations where they are of a scale appropriate to the location; and g. Safeguard areas of land at Ingleby Barwick for: i. Leisure facility adjacent to the Local Centre, and ii. Community Centre at Sandgate. 5. Community Infrastructure is to be delivered alongside residential development at the West Stockton Sustainable Urban Extension and Wynyard Sustainable Settlement in accordance with Policies H2 and H3 to ensure the creation of sustainable communities. 6. Development on existing sports and recreational buildings and land, including playing fields will be resisted, unless: a. An assessment has been undertaken which has clearly shown the buildings or land as surplus to requirements; or b. The loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quality and quantity in a suitable location; or c. The development is for an alternative sports and recreational provision, the needs for which clearly outweigh the loss.

Sustainable Design Principles

1. The Council will seek new development to be designed to the highest possible standard, taking into consideration the context of the surrounding area and the need to respond positively to the: a. Quality, character and sensitivity of the surrounding public realm, heritage assets, and nearby buildings, in particular at prominent junctions, main roads and town centre gateways; b. Landscape character of the area, including the contribution made by existing trees and landscaping; c. Need to protect and enhance ecological and green infrastructure networks and assets; d. Need to ensure that new development is appropriately laid out to ensure adequate separation between buildings and an attractive environment; e. Privacy and amenity of all existing and future occupants of land and buildings; f. Existing transport network and the need to provide safe and satisfactory access and parking for all modes of transport; g. Need to reinforce local distinctiveness and provide high quality and inclusive design solutions, and h. Need for all development to be designed inclusively to ensure that buildings and spaces are accessible for all, including people with disabilities. 2. New development should contribute positively to making places better for people. They should be inclusive and establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit. 3. All proposals will be designed with public safety and the desire to reduce crime in mind, incorporating, where appropriate, advice from the Health and Safety Executive, Secured by Design, or any other appropriate design standards. 4. New development will seek provision of adequate waste recycling, storage and collection facilities, which are appropriately sited and designed. 5. New commercial development will be expected to provide appropriately designed signage and shop fronts.

General Employment Sites

1. New general employment proposals will be directed to existing premises and allocated sites in the following locations: Site Area (ha) Gross Uses Permitted a. North Shore 3 ha Mixed use development which could include residential and commercial uses. Retail and leisure uses will be prioritised in the part of the site within Stockton Town Centre. The area is classed as a Principal Office Location where office based development will be encouraged to locate. b. Teesdale and Thornaby Place 2 ha Mixed use site which could include residential and office opportunities. The area is identified as a Principal Office Location providing large scale opportunities for office based businesses. c. Wynyard 37 ha High quality strategic inward investment location for office (B1 Use Class) manufacturing and engineering (B2 Use Class) and logistics use (B8 Use Class) providing opportunities for major employers to locate in the Tees Valley. d. Preston Farm 11 ha General employment development focusing on manufacturing and engineering (B2 Use Class) storage and distribution (B8 Use Class) and car sales (Sui Generis). Office development will be encouraged where there are no sequentially preferable locations for the use. e. Belasis 16 ha High quality proposals for office development (B1a Use Class); laboratories and research and development (B1b Use Class); and light industrial uses (B1c Use Class) linked to the process industries. f. Portrack Lane 16 ha General employment development focusing on logistics (B8 Use Class) manufacturing and engineering (B2 Use Class). g. Durham Lane 30 ha h. Teesside 31 ha i. Cowpen 4 ha j. DTVA 20 ha General employment land providing large-scale opportunities including logistics (B8 Use Class). 2. General employment development including general industrial (B2 Use Class) and storage and distribution (B8 Use Class) will also be directed to sites and premises in established industrial estates, including Bowesfield, Black Path, St Ann's, Bon Lea & Mandale Triangle, Primrose Hill, and Stillington. 3. In order to maintain an adequate supply of land and premises for economic growth, all allocated sites, and all existing land and buildings last used for employment purposes, will be protected from alternative uses, unless it can be demonstrated through the submission of proportionate evidence that: a. The development does not lead to the loss of a key strategic site that would undermine economic growth across the Borough and/or the wider Tees Valley; and, b. The site or premises is no longer required for employment purposes, as demonstrated by an appropriate period of marketing extending to at least 12 months; and, c. The loss of the site, or part of the site, does not result in a negative impact on existing businesses prejudicing further commercial expansion in the area, when considered against policies SD8 and ENV7; and, d. Where appropriate, it has been demonstrated that redevelopment or refurbishment of the site is not viable for continued employment uses, or continued employment use would result in unacceptable traffic or environmental problems which would be significantly alleviated by the proposed use. 4. The following sites within Stockton Town Centre are allocated for an appropriate mix of main town centre uses and or residential development: a. Land to the rear of 90 to 101a High Street, Stockton. b. Southern Gateway, Stockton. 5. Proposals which support the continued regeneration of Billingham and Thornaby District Centres will be supported.

Seal Sands, North Tees and Billingham

1. Development proposals for hazardous installations, uses related to the process industries, or emerging specialist sectors will be directed to available sites and expansion land in the following locations: a. Billingham Chemical Complex including 45 ha of available land. b. North Tees including 46 ha of available land. c. Seal Sands including 144 ha of available land. 2. Development proposals in the North Tees and Seal Sands area will recognise the cumulative importance for bird species associated with the Teesmouth and Cleveland Coast SPA and Ramsar site. Appropriate development proposals will be encouraged at locations within the limits to development where: a. If necessary, land has been identified to provide appropriate strategic mitigation; or b. The applicant can demonstrate that the proposed development, in-combination with other proposals, will not adversely impact the Teesmouth & Cleveland Coast SPA and Ramsar site. 3. Should it become apparent that proposals for strategic mitigation cannot be identified, the Council will work with the Tees Estuary Partnership and relevant stakeholders to take appropriate action. 4. Proposals for port and river based uses will be directed to sites and premises at Billingham Riverside, which includes approximately 38 hectares of available land. The following uses are considered to be suitable at port and riverside locations: a. Operational facilities, including wharves, jetties, slipways; b. River based logistics, warehousing, hard standing, and storage; c. Storage of hazardous substances awaiting import or export; d. Fabrication, maintenance or decommissioning of marine vessels, oil rigs and other large structures requiring transportation by sea; and e. Energy generation plants and infrastructure that are reliant on a port/riverside location. 5. Alternative employment uses, excluding town centre uses and other uses that would generate significant populations, may be supported at Billingham Riverside if: a. The proposal is linked to existing, committed and proposed investment in the area; or b. There are no other locations within the employment land portfolio which can accommodate the proposed development. 6. At Billingham Riverside, development within Flood Zones 2 and 3, other than for water compatible and less vulnerable uses, shall be considered in accordance with Policy ENV4. Development proposals for Essential Infrastructure should be directed to land allocated with the lowest flood risk, unless there are specific requirements which would necessitate the development of an alternative site at higher flood risk. Proposals should also be accompanied by a Flood Risk Assessment to demonstrate how Essential Infrastructure will be designed and constructed to remain operational and safe in times of flood. 7. Development proposals in the North Tees and Seal Sands area are required, as appropriate, to be supported by a site specific Flood Risk Assessment which considers, amongst other matters, emergency access/egress in the event of tidal flooding. 8. Proposals which require hazardous substance consent will be designed and located to prevent an unacceptable increase in the level of risk to human health and the environment from an industrial accident or prejudice adjacent operational facilities or allocated sites.

Supporting Rural Economic Development

1. The Council will support and promote the sustainable growth and expansion of both new and existing rural land-based businesses and enterprises, both through the conversion of existing buildings and well-designed new buildings which are well related to existing development and respect the character of the countryside. 2. Support will be given to farm, agricultural and land based diversification schemes, rural leisure and tourism developments which build on the unique assets of the Borough, the introduction and improvement of information communications technology (ICT) networks to help support local businesses, including the expansion of high-speed broadband. 3. Support will be given to retail development associated with farm shops and horticultural nurseries where proposals are small in scale and ancillary to the main use of the farm/nursery and do not cause significant harm to the vitality and viability of local centres. 4. Proposals for farm diversification must be accompanied by a comprehensive whole farm diversification plan, which establishes how the proposed changes will assist in retaining the viability of a farm and its agricultural enterprise. 5. The Council will support and promote the retention and development of local services and community facilities in villages, which meet the day to day needs of rural communities such as local shops, meeting places, sports venues, cultural buildings, public houses and places of worship. Proposals which involve the re-use or redevelopment of existing land or buildings where the last use was for community purposes or providing community facilities will be considered against Policy TI2.

Durham Tees Valley Airport

1. Approximately 140 ha of land at Durham Tees Valley Airport are safeguarded for the continued operation of a regional airport. Airport related uses supported within this area include operational infrastructure; terminal facilities; car facilities; maintenance facilities; ancillary offices; warehousing/distribution; training centres and hotel accommodation. 2. In order to promote a thriving and sustainable airport, 50 ha of land is allocated for airport related uses to the south of the runway. To support this expansion, a further 20 ha of general employment land is also allocated south of the runway. 3. Development of employment land to the south of the runway will be supported by an appropriate surface water and foul drainage network utilising, where practicable, a Sustainable Urban Drainage System. 4. The following transport improvements will be supported to enable future aviation and economic growth at the airport: a. Public transport access to the airport; and b. Link road access to the Southside employment site taking in to consideration the public safety zone at the eastern end of the runway and the airport safeguarding zones surrounding the airport. 5. Future revisions of the airport masterplan will require the airport operator to: a. Identify an appropriate time horizon setting out realistic short, medium and long term growth aspirations for the airport; b. Specify the type and scale of any development or infrastructure requirements needed to deliver this growth; and c. Assess the significant environmental implications of airport growth during the masterplan process. 6. New development proposals which are not identified within points 1 and 2 above, or which come forward from an airport masterplan, will only be permitted where it can be demonstrated that: a. The proposed development is necessary to enable the long term sustainability and viability of the airport; b. The amount and type of development will not adversely impact on the Council's ability to deliver the locational strategy and key development sites of the Local Plan and its wider strategic objectives; c. The use would not prejudice the operation of the airport and in circumstances where the proposal would result in the loss of employment land or specialist airport related use land, the development accords with Policy EG1.3; and d. The environmental impacts of any proposal is mitigated. 7. Within the established 13km (bird strike hazard area) and the 15km (radius of critical airspace) safeguarding areas surrounding the airport, as identified on the Policies Map, relevant development proposals will require consultation with the operator of the airport, and must consider the operational integrity of the airport, its surveillance systems, and the safety of air traffic services, in accordance with Government Circular 1/2003, or any successor guidance. 8. Within the Public Safety Zones adjacent to the airport runway, as identified on the Policies Map, there is a general presumption against new development, unless the proposal accords with guidance in Government Circular 1/2010 or any successor guidance.

Economic Growth Strategy

1. Economic development needs will be directed to appropriate locations within the Borough to ensure the delivery of sustainable economic growth. 2. Proposals for the redevelopment of previously developed land, in particular prominent sites which have been derelict for a significant period of time, will be supported. 3. The Seal Sands, North Tees and Billingham Chemical Complex areas are the main growth locations for hazardous installations including liquid and gas processing; bio-fuels and bio-refineries; chemical processing; resource recovery and waste treatment; energy generation; carbon capture and storage; and other activities, which have operational benefits for the cluster. To safeguard the specialist nature of this area general employment development, which is unrelated to the main cluster, will not be encouraged. 4. Port related development and other suitable economic growth uses, will be encouraged at Billingham Riverside. 5. Economic growth proposals which attract significant numbers of people will be permitted in the vicinity of a hazardous installation only where there is no significant threat to public safety. 6. Land at Durham Tees Valley Airport is safeguarded for the continued operation of a regional airport. Alongside expansion for airport related uses, 20 hectares of land is identified for general employment use. 7. The following sites are identified as principal office locations where new office development will be directed: a. Stockton Town Centre and the District Centres. b. North Shore. c. Teesdale and Thornaby Place. 8. Employment land at Wynyard Park provides high quality strategic inward investment opportunities for major employers to locate in the Tees Valley. 9. Belasis, Cowpen Lane, Durham Lane, Preston Farm, Portrack Lane and Teesside Industrial Estate are the main locations for new light industrial, general industrial and logistics related development. 10. Stockton Primary Shopping Frontage will be the main location for new retail development to 2032, whilst the wider town centre will be the main location for new leisure and evening economy uses. 11. Proposals for new town centre uses will be directed to suitable and available sites and premises in the centres within the following Town Centres Hierarchy: Centre Tier - Location - Role and Function Primary Shopping Area/Town Centre - a. Stockton - The largest shopping centre within the Borough containing the Primary Shopping Area, an administrative function and evening economy. District Centre - b. Billingham, c. Thornaby, d. Yarm, e. Norton - District centres will generally comprise groups of shops often containing at least one supermarket or superstore, and a range of non-retail services, such as banks, building societies and restaurants, as well as local public facilities such as a library. Local Centre - See SD4.12. (below) - Centres which serve a small catchment and, typically include a small supermarket/convenience store and a range of other small shops, services and community facilities. 12. The following locations are designated as Local Centres: a. Billingham Green, Billingham b. Mill Lane, Billingham c. High Grange, Billingham d. The Stables, Wynyard e. Wolviston Court, Billingham f. Orchard Parade, Eaglescliffe g. Healaugh Park, Yarm h. Sunningdale Drive, Eaglescliffe i. Myton Way, Ingleby Barwick j. Elm Tree Centre, Stockton k. Hanover Parade, Stockton l. Harper Parade, Stockton m. High Newham Court, Stockton n. Oxbridge Lane, Stockton o. Redhill Road, Stockton 13. Should any planning application proposals for main town centre uses in edge or out-of-centre locations emerge, such proposals will be determined in accordance with the Sequential and Impact tests set out in Policy EG3 alongside prevailing national planning policy, having regard to the catchment area of the proposal. 14. Teesside Park and Portrack Lane are out of centre shopping destinations. New developments in these areas, along with proposals in any other out-of-centre locations, will be determined in accordance with the Sequential and Impact tests, as set out in Policy EG3. 15. The use of upper floors above shops and commercial premises within town, district and local centres, particularly for residential purposes, will be encouraged where it does not detrimentally impact on the operation of the ground floor commercial use. 16. Small scale convenience facilities which are intended to meet the needs of a neighbourhood will be permitted in suitable and available commercial premises in undesignated shopping parades.

Energy Efficiency

1. The Council will encourage all development to minimise the effects of climate change through meeting the highest possible environmental standards during construction and occupation. The Council will: a. Promote zero carbon development and require all development to reduce carbon dioxide emissions by following the steps in the energy hierarchy, in the following sequence: i. Energy reduction through 'smart' heating and lighting, behavioural changes, and use of passive design measures; then, ii. Energy efficiency through better insulation and efficient appliances; then, iii. Renewable energy of heat and electricity from solar, wind, biomass, hydro and geothermal sources; then iv. Low carbon energy including the use of heat pumps, Combined Heat and Power and Combined Cooling Heat and Power systems; then v. Conventional energy. b. Require all major development to demonstrate how they contribute to the greenhouse gas emissions reduction targets set out in Stockton-on-Tees' Climate Change Strategy 2016; and c. Support and encourage sensitive energy efficiency improvements to existing buildings. 2. Proposals are encouraged where development: a. Incorporates passive design measures to improve the efficiency of heating, cooling and ventilation; and b. Includes design measures to minimise the reliance on artificial lighting through siting, design, layout and building orientation that maximises sunlight and daylight, passive ventilation and avoids overshadowing. Domestic 3. All developments of ten dwellings or more, or of 1,000 sq m and above of gross floor space, will be required to: a. Submit an energy statement identifying the predicted energy consumption and associated CO2 emissions of the development and demonstrating how the energy hierarchy has been applied to make the fullest contribution to greenhouse gas emissions reduction; and b. Achieve a 10% reduction in CO2 emissions over and above current building regulations. Where this is not achieved, development will be required to provide at least 10% of the total predicted energy requirements of the development from renewable energy sources, either on site or in the locality of the development. Non domestic 4. All new non-residential developments up to and including 499 sq m of gross floor space will be completed to a Building Research Establishment Environmental Assessment Method (BREEAM) minimum rating of 'very good' (or any future national equivalent). 5. All new non-residential developments of 500 sq m and above of gross floor space will be required to: a. Submit an energy statement demonstrating how the energy hierarchy has been applied to make the fullest contribution to CO2 reduction; and b. Be completed to a Building Research Establishment Environmental Assessment Method (BREEAM) minimum rating of 'very good' (or any future national equivalent).

Renewable and Low Carbon Energy Generation

1. Development proposals will be supported where renewable energy measures are considered from the outset, including incorporating small-scale renewable and low carbon energy generation into the design of new developments where appropriate, feasible and viable, and where there would be no unacceptable adverse effects on landscape, ecology, heritage assets and amenity. The Council encourages and supports: a. The local production of energy from renewable and low carbon sources to help to reduce carbon emissions and contribute towards the achievement of renewable energy targets; and b. Community energy schemes that reduce, manage and generate energy to bring benefits to the local community. 2. No suitable areas for wind energy generation have been identified in the Local Plan and planning applications for commercial wind turbines in the countryside will be resisted. 3. Planning applications for energy generation from renewable and low carbon sources, other than wind energy generation, will be considered against the principles in Policy SD8. Proposals should be supported by a comprehensive assessment of the landscape, visual and any other impacts of the proposal. 4. Developers should, where appropriate, provide details alongside a planning application of a satisfactory scheme to restore a site to at least its original condition when the scheme has reached the end of its operational life. 5. To ensure that the Council can monitor the effectiveness of renewable and low carbon technologies, major developments will be required to install appropriate monitoring equipment.

Decentralised Energy Generation and Supply

1. The Council will promote and support decentralised energy such as District Heat and Power Networks by: a. Working with local partner organisations and developers to implement decentralised energy networks in Stockton-on-Tees Borough in line with the District Energy Masterplan; b. Requiring any developments with the potential to produce waste heat (such as power generation, energy from waste or chemical processing) to be CHP ready so that heat can be supplied into new or existing networks; c. Identifying and safeguarding potential network routes; and d. Requiring all major developments to assess the feasibility of connecting to an existing decentralised energy network, or where this is not possible, assess the feasibility of establishing a new network or future proofing energy infrastructure to make future connection feasible. 2. The Council will require all major development to investigate the use of decentralised energy networks for heat and power as part of the feasibility assessment and energy statement.

Preserve, Protect and Enhance Ecological Networks, Biodiversity and Geodiversity

1. The Council will protect and enhance the biodiversity and geological resources within the Borough. Development proposals will be supported where they enhance nature conservation and management, preserve the character of the natural environment and maximise opportunities for biodiversity and geological conservation particularly in or adjacent to Biodiversity Opportunity Areas in the River Tees Corridor, Teesmouth and Central Farmland Landscape Areas. 2. The Council will preserve, restore and re-create priority habitats alongside the protection and recovery of priority species. 3. Ecological networks and wildlife corridors will be protected, enhanced and extended. A principal aim will be to link sites of biodiversity importance by avoiding or repairing the fragmentation and isolation of natural habitats. 4. Sites designated for nature or geological conservation will be protected and, where appropriate enhanced, taking into account the following hierarchy and considerations: a. Internationally designated sites – Development that is not directly connected with or necessary to the management of the site, but which is likely to have a significant effect on any internationally designated site, irrespective of its location and when considered both alone and in combination with other plans and projects, will be subject to an Appropriate Assessment. Development requiring Appropriate Assessment will only be allowed where: i. It can be determined through Appropriate Assessment, taking into account mitigation, the proposal would not result in adverse effects on the site's integrity, either alone or in combination with other plans or projects; or ii. as a last resort, where, in light of negative Appropriate Assessment there are no alternatives and the development is of overriding public interest, appropriate compensatory measures must be secured. b. Nationally designated sites - Development that is likely to have an adverse effect on a site, including broader impacts on the national network of Sites of Special Scientific Interest (SSSI) and combined effects with other development, will not normally be allowed. Where an adverse effect on the site's notified interest features is likely, a development will only be allowed where: i. the benefits of the development, at this site, clearly outweigh both any adverse impact on the sites notified interest features, and any broader impacts on the national network of SSSI's; ii. no reasonable alternatives are available; and iii. mitigation, or where necessary compensation, is provided for the impact. c. Locally designated sites: Development that would have an adverse effect on a site(s) will not be permitted unless the benefits of the development clearly outweigh the harm to the conservation interest of the site and no reasonable alternatives are available. All options should be explored for retaining the most valuable parts of the sites interest as part of the development proposal with particular consideration given to conserving irreplaceable features or habitats, and those that cannot readily be recreated within a reasonably short timescale, for example ancient woodland and geological formations. Where development on a site is approved, mitigation or where necessary, compensatory measures, will be required in order to make development acceptable in planning terms. 5. Development proposals should seek to achieve net gains in biodiversity wherever possible. It will be important for biodiversity and geodiversity to be considered at an early stage in the design process so that harm can be avoided and wherever possible enhancement achieved (this will be of particular importance in the redevelopment of previously developed land where areas of biodiversity should be retained and recreated alongside any remediation of any identified contamination). Detrimental impacts of development on biodiversity and geodiversity, whether individual or cumulative should be avoided. Where this is not possible, mitigation and lastly compensation, must be provided as appropriate. The Council will consider the potential for a strategic approach to biodiversity offsetting in conjunction with the Tees Valley Local Nature Partnership and in line with the above hierarchy. 6. When proposing habitat creation it will be important to consider existing habitats and species as well as opportunities identified in the relevant Biodiversity Opportunity Areas. This will assist in ensuring proposals accord with the 'landscape scale' approach and support ecological networks. 7. Existing trees, woodlands and hedgerows which are important to the character and appearance of the local area or are of nature conservation value will be protected wherever possible. Where loss is unavoidable, replacement of appropriate scale and species will be sought on site, where practicable.

Green Infrastructure, Open Space, Green Wedges and Agricultural Land

1. Through partnership working, the Council will protect and support the enhancement, creation and management of all green infrastructure to improve its quality, value, multi-functionality and accessibility in accordance with the Stockton-on-Tees Green Infrastructure Strategy and Delivery Plan. 2. Where appropriate, development proposals will be required to make contributions towards green infrastructure having regard to standards and guidance provided within the Open Space, Recreation and Landscaping SPD or any successor. Green infrastructure should be integrated, where practicable, into new developments. This includes new hard and soft landscaping, and other types of green infrastructure. Proposals should illustrate how the proposed development will be satisfactorily integrated into the surrounding area in a manner appropriate to the surrounding townscape and landscape setting and enhances the wider green infrastructure network. 3. The Council will protect and enhance open space throughout the Borough to meet community needs and enable healthy lifestyles. The loss of open space as shown on the Policies Map, and any amenity open space, will not be supported unless: a. it has been demonstrated to be surplus to requirements; or b. the loss would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or c. the proposal is for another sports or recreational provision, the needs for which, clearly outweigh the loss; or d. the proposal is ancillary to the use of the open space; and e. in all cases there would be no significant harm to the character and appearance of the area or nature conservation interests. 4. Development within green wedges will only be supported where: a. it would not result in physical or visual coalescence of built-up areas; b. it would not adversely impact on local character or the separate identity of communities; c. it would not adversely impact on recreational opportunities; and d. it would not adversely impact on biodiversity. 5. Development proposals will be expected to demonstrate that they avoid the 'best and most versatile' agricultural land unless the benefits of the proposal outweigh the need to protect such land for agricultural purposes. Where significant development of agricultural land is demonstrated to be necessary, proposals will be expected to demonstrate that they have sought to use areas of lower quality land in preference to that of a higher quality.

Ground, Air, Water, Noise and Light Pollution

1. All development proposals that may cause groundwater, surface water, air (including odour), noise or light pollution either individually or cumulatively will be required to incorporate measures as appropriate to prevent or reduce their pollution so as not to cause unacceptable impacts on the living conditions of all existing and potential future occupants of land and buildings, the character and appearance of the surrounding area and the environment. 2. Development that may be sensitive to existing or potentially polluting sources will not be sited in proximity to such sources. Potentially polluting development will not be sited near to sensitive developments or areas unless satisfactory mitigation measures can be demonstrated. 3. Where development has the potential to lead to significant pollution either individually or cumulatively, proposals should be accompanied by a full and detailed assessment of the likely impacts. Development will not be permitted when it is considered that unacceptable effects will be imposed on human health, or the environment, taking into account the cumulative effects of

Reducing and Mitigating Flood Risk

1. All new development will be directed towards areas of the lowest flood risk to minimise the risk of flooding from all sources, and will mitigate any such risk through design and implementing sustainable drainage (SuDS) principles. 2. Development on land in Flood Zones 2 or 3 will only be permitted following: a. The successful completion of the Sequential and Exception Tests (where required); and b. A site specific flood risk assessment, demonstrating development will be safe over the lifetime of the development, including access and egress, without increasing flood risk elsewhere and where possible reducing flood risk overall. 3. Site specific flood risk assessments will be required in accordance with national policy. 4. All development proposals will be designed to ensure that: a. Opportunities are taken to mitigate the risk of flooding elsewhere; b. Foul and surface water flows are separated; c. Appropriate surface water drainage mitigation measures are incorporated and Sustainable Drainage Systems (SuDS) are prioritised; and d. SuDS have regard to Tees Valley Authorities Local Standards for Sustainable Drainage (2015) or successor document. 5. Surface water run-off should be managed at source wherever possible and disposed of in the following hierarchy of preference sequence: a. To an infiltration or soak away system; then, b. To a watercourse open or closed; then, c. To a sewer. 6. Disposal to combined sewers should be the last resort once all other methods have been explored. 7. For developments which were previously developed, the peak runoff rate from the development to any drain, sewer or surface water body for the 1-in-1 year rainfall event and the 1-in-100 year rainfall event should be as close as reasonably practicable to the greenfield runoff rate from the development for the same rainfall event, but should never exceed the rate of discharge from the development prior to redevelopment for that event. For greenfield developments, the peak runoff rate from the development to any highway drain, sewer or surface water body for the 1-in-1 year rainfall event and the 1-in-100 year rainfall event should never exceed the peak greenfield runoff rate for the same event. 8. Within critical drainage areas or other areas identified as having particular flood risk issues the Council may: a. Support reduced run-off rates. b. Seek contributions, where appropriate, towards off-site enhancements directly related to flow paths from the development, to provide increased flood risk benefits to the site and surrounding areas. 9. Sustainable Drainage Systems (SuDS) should be provided on major development (residential development comprising 10 dwellings or more and other equivalent commercial development) unless demonstrated to be inappropriate. The incorporation of SuDS should be integral to the design process and be integrated with green infrastructure. Where SuDS are provided, arrangements must be put in place for their whole life management and maintenance. 10. Through partnership working the Council will work to achieve the goals of the Stockton-on-Tees Local Flood Risk Management Strategy and the Northumbria Catchment Flood Management Plan. This will include the implementation of schemes to reduce the risk of flooding to existing properties and infrastructure. Proposals which seek to mitigate flooding, create natural flood plains or seek to enhance and/or expand flood plains in appropriate locations will be permitted. 11. To reduce the risk of flooding the Council is working in partnership with the Environment Agency to deliver a Flood Alleviation Scheme on Lustrum Beck.

Ground, Air, Water, Noise and Light Pollution

1. All development proposals that may cause groundwater, surface water, air (including odour), noise or light pollution either individually or cumulatively will be required to incorporate measures as appropriate to prevent or reduce their pollution so as not to cause unacceptable impacts on the living conditions of all existing and potential future occupants of land and buildings, the character and appearance of the surrounding area and the environment. 2. Development that may be sensitive to existing or potentially polluting sources will not be sited in proximity to such sources. Potentially polluting development will not be sited near to sensitive developments or areas unless satisfactory mitigation measures can be demonstrated. 3. Where development has the potential to lead to significant pollution either individually or cumulatively, proposals should be accompanied by a full and detailed assessment of the likely impacts. Development will not be permitted when it is considered that unacceptable effects will be imposed on human health, or the environment, taking into account the cumulative effects of other proposed or existing sources of pollution in the vicinity. Development will only be approved where suitable mitigation can be achieved that would bring pollution within acceptable levels. 4. Where future users or occupiers of a development would be affected by contamination or stability issues, or where contamination may present a risk to the water environment, proposals must demonstrate via site investigation/assessment that: a. Any issues will be satisfactorily addressed by appropriate mitigation measures to ensure that the site is suitable for the proposed use, and does not result in unacceptable risks which would adversely impact upon human health and the environment; and b. Demonstrate that development will not cause the site or the surrounding environment to become contaminated and/or unstable. 5. Groundwater and surface water quality will be improved in line with the requirements of the European Water Framework Directive and its associated legislation and the Northumbria River Basin Management Plan. Development that would adversely affect the quality or quantity of surface or groundwater, flow of groundwater or ability to abstract water will not be permitted unless it can be demonstrated that no significant adverse impact would occur or mitigation can be put in place to minimise this impact within acceptable levels. 6. To improve the quality of the water environment the Council will: a. Support ecological improvements along riparian corridors including the retention and creation of river frontage habitats; b. Avoid net loss of sensitive inter-tidal or sub-tidal habitats and support the creation of new habitats; and c. Protect natural water bodies from modification, and support the improvement and naturalisation of heavily modified water bodies (including de-culverting and the removal of barriers to fish migration).

Natural, Built and Historic Environment

To ensure the conservation and enhancement of the environment alongside meeting the challenge of climate change the Council will: 1. Conserve and enhance the natural, built and historic environment through a variety of methods including: a. Ensuring that development proposals adhere to the sustainable design principles identified within Policy SD8. b. Protecting and enhancing designated sites (including the Teesmouth and Cleveland Coast Special Protection Area and Ramsar) and other existing resources alongside the provision of new resources. c. Protecting and enhancing green infrastructure networks and assets, alongside the preservation, restoration and re-creation of priority habitats, ecological networks and the protection and recovery of priority species. d. Enhancing woodlands and supporting the increase of tree cover where appropriate. e. Supporting development of an appropriate scale within the countryside where it does not harm its character and appearance, and provides for sport and recreation or development identified within Policies SD3 and SD4. f. Ensuring any new development within the countryside retains the physical identity and character of individual settlements. g. Directing appropriate new development within the countryside towards existing underused buildings on a site for re-use or conversion in the first instance. Only where it has been demonstrated to the satisfaction of the local planning authority that existing underused buildings would not be appropriate for the intended use should new buildings be considered. h. Supporting the conversion and re-use of buildings in the countryside where it provides development identified within Policies SD3 and SD4, and meets the following criteria: i. The proposed use can largely be accommodated within the existing building, without significant demolition and rebuilding; ii. Any alterations or extensions are limited in scale; iii. The proposed use does not result in the fragmentation and/or severance of an agricultural land holding creating a non-viable agricultural unit; and iv. Any associated outbuildings/structures are of an appropriate design and scale. i. Considering development proposals within green wedges against Policy ENV6. j. Ensuring development proposals are responsive to the landscape, mitigating their visual impact where necessary. Developments will not be permitted where they would lead to unacceptable impacts on the character and distinctiveness of the Borough's landscape unless the benefits of the development clearly outweigh any harm. Wherever possible, developments should include measures to enhance, restore and create special features of the landscape. k. Supporting proposals within the Tees Heritage Park which seek to increase access, promote the area as a leisure and recreation destination, improve the natural environment and landscape character, protect and enhance cultural and historic assets, and, promote understanding and community involvement. l. Preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of ground, air, water, light or noise pollution or land instability. Wherever possible proposals should seek to improve ground, air and water quality. m. Encouraging the reduction, reuse and recycling of waste, and the use of locally sourced materials. 2. Meet the challenge of climate change, flooding and coastal change through a variety of methods including: a. Directing development in accordance with Policies SD3 and SD4. b. Delivering an effective and efficient sustainable transport network to deliver genuine alternatives to the private car. c. Supporting sustainable water management within development proposals. d. Directing new development towards areas of low flood risk (Flood Zone 1), ensuring flood risk is not increased elsewhere, and working with developers and partners to reduce flood risk. e. Ensuring development takes into account the risks and opportunities associated with future changes to the climate and are adaptable t

Conservation and Enjoyment of the Historic Environment

1. To ensure the conservation and enjoyment of the Borough's historic environment the Council will: a. Maintain and promote the use of Historic Environment Records; b. Review and regularly update the SPD4 Conservation and Historic Environment Folder or any successor. This will include review and regular update of: i. Conservation Area Appraisals and Management Plans; ii. Article 4 directions, and; iii. Local List. c. Produce and maintain a Heritage Asset at Risk Register, and pro-actively seek to reduce the number of heritage assets on the register by: i. Exploring innovative ways to bring assets into viable uses consistent with their conservation; and ii. Appropriate enforcement. d. Actively explore opportunities to secure funding and partnership opportunities to deliver schemes that improve the historic environment including the removal of heritage assets from the at risk register; and e. Deliver and implement the Council's Heritage Strategy Action Plan.

Conserving and Enhancing Stockton's Heritage Assets

1. In order to promote and enhance local distinctiveness, the Council will support proposals which positively respond to and enhance heritage assets. 2. Where development has the potential to affect heritage asset(s) the Council require applicants to undertake an assessment that describes the significance of the asset(s) affected, including any contribution made by their setting. Appropriate desk-based assessment and, where necessary, field evaluation will also be required where development on a site which includes or has the potential to include heritage assets with archaeological interest. Applicants are required to detail how the proposal has been informed by assessments undertaken. 3. Development proposals should conserve and enhance heritage assets, including their setting, in a manner appropriate to their significance. Where development will lead to harm to or loss of significance of a designated or non-designated heritage asset the proposal will be considered in accordance with Policy SD8, other relevant Development Plan policies and prevailing national planning policy. 4. The loss of a heritage asset, in whole or part, will not be permitted unless the Council are satisfied that reasonable steps to ensure new development will proceed after loss has occurred. 5. Where the significance of a heritage asset is lost (wholly or in part) the Council will require developers to record and advance the understanding of the significance of the heritage asset in a manner proportionate to the importance of the asset and impact of the proposal. Recording will be required before development commences. 6. The following are designated heritage assets: a. Scheduled Monuments - Castle Hill; St. Thomas a Becket's Church, Grindon; Barwick Medieval Village; Round Hill Castle Mound and Bailey; Larberry Pastures Settlement Site; Newsham Deserted Medieval Village; Stockton Market Cross and Yarm Bridge b. Registered Parks and Gardens - Ropner Park and Wynyard Park c. Conservation Areas - Billingham Green; Bute Street; Cowpen Bewley; Eaglescliffe with Preston; Egglescliffe, Hartburn; Norton; Stockton Town Centre; Thornaby Green; Wolviston and Yarm d. Listed Buildings 7. The Council has identified assets on a Local List, which are considered as having local heritage significance. 8. The route of the Stockton & Darlington Railway of 1825, the branch line to Yarm, and associated structures should be considered for their international interest. 9. Where the Council identifies a building, monument, ruin, site, place, area or landscape as having significance because of its heritage interest, it will be considered a heritage asset. 10. Non-designated heritage assets of archaeological interest that are demonstrably of equivalent significance to scheduled monuments, should be considered subject to policies for designated heritage assets. 11. Where archaeological remains survive, whether designated or not, there will be a presumption in favour of their preservation in-situ. The more significant the remains, the greater the presumption will be in favour of this. The necessity for preservation in-situ will result from desk-based assessment and, where necessary, field evaluation. Where in-situ preservation is not essential or feasible, a programme of archaeological works aimed at achieving preservation by record will be required. 12. Any reports prepared as part of a development scheme will be submitted for inclusion on the Historic Environment Record.

Stockton & Darlington Railway

1. The Council will support development which safeguards the route of the historic Stockton & Darlington Railway of 1825, the branch line to Yarm and associated structures, and which preserves and enhances this cultural asset, its archaeological remains and setting. 2. The Council will require any proposal for development on or adjacent to the line(s) to show how the proposal has regard to the preservation of any physical remains along the route(s) and their interpretation on the ground, and otherwise respects and interprets the route(s) where those remains no longer exist.

Agricultural, Forestry and Other Rural Based Enterprise Dwellings

1. The Council will support temporary agricultural or forestry accommodation where they are essential to support either new or established agricultural, forestry or other rural based enterprises/businesses, providing: a. There is clear evidence of a firm intention and ability to develop the enterprise concerned; b. There is clear evidence that the enterprise has a functional need; c. There is clear evidence that the proposed enterprise has been planned on a sound financial basis; d. The functional need could not be fulfilled by another existing building on the unit, or any other existing accommodation in the area which is suitable and available for occupation by the workers concerned; e. The temporary accommodation is of a size commensurate with the established functional requirement; and f. The temporary accommodation is sited so as to meet the identified functional need and to be well-related to existing farm buildings, or other dwellings. 2. The Council will support new permanent agricultural or forestry dwellings where it supports existing activities on well-established agricultural, forestry or rural based enterprises/businesses, providing: a. There is a clearly established existing functional need; b. The need relates to a full-time worker, or one who is primarily employed in agriculture or forestry and does not relate to a part-time requirement; c. The unit and the agricultural or forestry activity concerned have been established for at least three years, have been profitable for at least one of them, are currently financially sound, and have a clear prospect of remaining so; d. The functional need could not be fulfilled by another existing building on the unit, or any other existing accommodation in the area which is suitable and available for occupation by the workers concerned; e. The new dwelling is of a size commensurate with the established functional requirement; and f. The new dwelling is sited so as to meet the identified functional need and to be well-related to existing farm buildings, or other dwellings. 3. Where permission for temporary accommodation is granted, permission for a permanent dwelling will not subsequently be given unless the criteria within point 2 are met. 4. Where a new dwelling is permitted, an occupancy condition will be attached to the planning permission to ensure that it is occupied by a person, or persons currently or last employed in local agriculture, horticulture, forestry or other rural activities, or their surviving partner or dependents(s). The removal of such a condition will only be permitted where it can be demonstrated that there is no longer a need for accommodation on the holding/business and in the local area and the property has been marketed appropriately for a period extending to at least 12 months, and at a price that reflects the existence of the occupancy condition

Housing Allocations and Commitments

1. Residential development is proposed at the following main areas: a. Regenerated River Tees Corridor. b. Various sites within the conurbation. c. West Stockton Sustainable Urban Extension. d. Wynyard Sustainable Settlement. 2. Residential development is proposed at the following main sites, which benefit from planning permission. These sites are re-affirmed for residential development and are illustrated on the Policies Map: [sites table with R1-R6, E1-E5, IB1-IB7, S1-S5, T1, Y1-Y5, W1-W2, V1-V8] 3. The following sites within the Regenerated River Tees Corridor are allocated for housing development as illustrated on the Policies Map: [sites table with Victoria Estate, Queens Park North, Land off Grangefield Road, Yarm Road] 4. The Council will also support residential-led regeneration proposals for approximately 1,100 dwellings at Tees Marshalling Yard (34ha). 5. The following sites within the conurbation are allocated for housing development and are illustrated on the Policies Map. [sites table with Darlington Back Lane, Former Billingham Campus School Site, Bowesfield, Kingfisher Way, South of Kingfisher Way, Magister Road Thornaby, Eaglescliffe Golf Course] 6. Land is allocated and land reserved for the following number of dwellings at West Stockton Sustainable Urban Extension (SUE): a. West Stockton SUE 'Allocated Land' 115.2ha, 2,150 dwellings (approx); b. West Stockton SUE 'Reserve Land' 19.6ha, 400 dwellings (approx) 8. In addition to the commitments at Wynyard (see point 2), land is also allocated at Wynyard as follows: Wynyard Park, 66.6ha, 1,100 dwellings (approx)

West Stockton Sustainable Urban Extension

7. Further policy regarding the West Stockton SUE is provided within Policy H2.

Wynyard Sustainable Settlement

9. Further policy regarding Wynyard Sustainable Settlement is provided within Policy H3.

Gypsy and Traveller Accommodation

1. Need for Gypsy and Traveller accommodation will be met on the existing Council owned site at Mount Pleasant Grange, Bowesfield Lane. Where new proposals cannot be met on this site, development will be permitted where: a. Proposals accord with Policy SD8 'Sustainable Design Principles'; b. Schools, shops, health care and other local facilities can be accessed via sustainable modes of transport in accordance with Policy TI1; c. The site is large enough to provide for adequate on site facilities for parking and storage; and d. The development reflects the scale of and does not dominate the nearest settled community. 2. The Council will safeguard the existing site for Gypsies and Travellers at Mount Pleasant Grange, Bowesfield Lane unless there is no longer a need for this provision.

Housing Commitments and Allocations

1. To deliver the housing requirement and to maintain a rolling five year supply of deliverable housing land, the Council have allocated sites identified within this policy. The majority of the new homes will be delivered through existing commitments (sites with planning permission identified within point 2) with the remainder of new homes being delivered through allocations at: a. Various sites within the Regenerated River Tees Corridor. b. Various sites within the conurbation. c. West Stockton Sustainable Urban Extension. d. Wynyard Sustainable Settlement. The total number of dwellings set out in this policy is not the same as the housing requirement. This is because some commitments have already delivered a proportion of the dwelling numbers identified and some sites will likely deliver dwellings beyond the plan period, after 2032. 2. Residential development is proposed at the following main sites, which benefit from planning permission. These sites are re-affirmed for residential development and are illustrated on the Policies Map: Site Location/Name | Area (ha) | Total Dwellings (approx) | Remaining Supply at April 2018 Regenerated River Tees Corridor R1 | North Shore Home Zone (Phase 3) | 1.9 | 82 | 77 R2 | Navigation Way | 3.9 | 150 | 150 R3 | Parkfield and Mill Lane Regeneration Scheme | 3.3 | 117 | 52 R4 | Former Visqueen Site | 15.8 | 480 | 211 R5 | Alma House | 0.62 | 34 | 34 R6 | Parkin Street | 0.2 | 43 | 43 Eaglescliffe E1 | Urlay Nook | 6.8 | 145 | 33 E2 | Allens West | 40.9 | 845 | 845 E3 | West Acres | 2.6 | 81 | 38 E4 | Hunters Rest Farm | 6.5 | 130 | 130 E5 | South of Urlay Nook Road | 2.02 | 23 | 23 Ingleby Barwick IB1 | The Rings | 19 | 480 | 367 IB2 | Sandhill | 7 | 138 | 75 IB3 | Little Maltby Farm, Low Lane | 35 | 1155 | 1085 IB4 | Blair Avenue | 0.9 | 40 | 40 IB5 | Roundhill Avenue | 4.3 | 65 | 65

West Stockton Sustainable Urban Extension

The West Stockton Sustainable Urban Extension covers approximately 135 ha of land and is allocated for the development of approximately 2,550 new homes. Development will be guided by the Yarm Back Lane and Harrowgate Lane Masterplan, including the indicative Strategic Framework Plan, to provide: 1. Approximately 2,550 new homes (including 2,150 homes on allocated land and 400 homes on the 'reserve land'). 2. A new primary school at the northern end of the Yarm Back Lane component of the SUE. 3. A community hub, comprising a shopping parade and community centre at the southern end of the Harrowgate Lane component of the SUE subject to the requirements of Policies SD6(3) and EG6(2). 4. Highway junction improvements at the following locations: a. Elton Interchange. b. Darlington Back Lane and Yarm Back Lane. c. Horse and Jockey Roundabout (Durham Road, Junction Road and Harrowgate Lane). d. Harrowgate Lane and Leam Lane. 5. A range of homes including affordable housing in accordance with Policy H4. 6. Green infrastructure and open space in accordance with ENV6. 7. A scheme with its own identity, informed by Design Codes for each Development Zone, detailing important design elements to ensure a consistent approach to quality standards. 8. A clearly defined street hierarchy and accessible, convenient and safe routes for pedestrians, cyclists and other users; this will include: a. Improved linkages to the existing settlement. b. Linkages to and enhancements of Castle Eden Walkway. c. The provision of routes for north-south movement within and along the western extent of the site. d. Improved connectivity along Harrowgate Lane. 9. A layout which facilitates delivery of the 'reserve land' allowing it to integrate into the wider street hierarchy, accessible routes and green infrastructure. 10. A scheme which avoids unacceptable harm to and maximises possible enhancements to the significance of heritage assets. Each phase of development, or proposals for each Development Zone as illustrated on Figure 14, must contribute equitably to the delivery of the SUE including all necessary services, facilities and planning obligations. On the allocated land, one planning application will be supported per Development Zone unless it can be demonstrated that shared infrastructure can be delivered by an alternative method that will not prejudice the delivery of the SUE. 11. All development proposals must be planned and implemented in a coordinated manner in accordance with an agreed phasing and delivery schedule for each phase or Development Zone which shall provide for: a. An equal distribution of the 2,150 new homes on the allocated land based on the land area of each application; b. Contributions towards shared infrastructure on a proportionate basis per new dwelling proposed; and c. Where it is necessary for individual applications to provide increased contributions to frontload the delivery of infrastructure, a mechanism to ensure that contributions are recouped from later phases of development to ensure each application has contributed proportionately to the delivery of the SUE. 12. Development proposals which come forward prior to, or without an agreed phasing and delivery schedule for each phase or Development Zone will be refused. 13. Until significant improvements have been made to Elton Interchange (above those identified in point 4 above): a. no residential development will be permitted on the 'reserve land'; and b. the number of new homes on allocated land will be restricted to 2,150 unless it can be demonstrated in highway terms that additional homes can be provided without prejudicing the ability for the wider allocated land to deliver homes in accordance with the equal distribution detailed within point 11(a) of this policy. 14. Any proposals for residential development on the 'reserve land', or additional dwellings on the allocated land, must accord with other Local Plan Policies and demonstrate that the development can be accommodated without prejudicing the safe and efficient operation of the highway network or the equitable delivery of the SUE.

Wynyard Sustainable Settlement

Proposals for the growth of Wynyard Village (south of the A689) and Wynyard Park (North of the A689) will be coordinated to deliver a sustainable settlement. Proposals for development should: 1. Deliver approximately 1,644 new dwellings within Stockton-on-Tees Borough, with 544 dwellings at Wynyard Village (Policy H1.2.W1 and H1.2.W2) and approximately 1,100 dwellings (Policy H1.7) on Wynyard Park. 2. Provide education facilities, including the delivery of a primary school within Wynyard Village. 3. Provide community infrastructure of an appropriate scale to meet the day to day needs of Wynyard residents. 4. Deliver the following highway junction improvements: a. Signalisation of roundabout junctions on the A689 at Wynyard Avenue; The Wynd/Hanzard Drive; and The Wynd/The Meadows, to deliver sites with planning permission as identified in H3.1. b. Works to the A689/A19 interchange which are required for the development of the remaining allocated land at Wynyard Park (Policy H1.7). 5. Provide a range of homes in accordance with Policy H4, with the exception of: a. Wynyard Village (Policy H1.2.W1) which will provide an executive housing offer, with off-site affordable housing. b. Wellington Drive (Policy H1.2.W2) which will provide executive housing in a low density setting, with off-site affordable housing, as well as opportunities for enhancement of the associated golf course and delivery of a five star hotel. 6. Provide green infrastructure and open space in accordance with ENV6. 7. Identify a clearly defined street hierarchy and accessible, convenient and safe routes for pedestrians, cyclists and other uses, this will include: a. The provision of routes for pedestrian and cycle movement within the Wynyard area, including the pedestrian and cycleway bridge over the A689 along the route safeguarded within Policy T1. b. Improved linkages to the conurbation, including a pedestrian and cycleway along the existing public rights of way to Wynyard Road along the route safeguarded within Policy T1. c. Improved linkages to the Castle Eden Walkway and Wynyard Woodland Park. d. Where appropriate, connections to development located within Hartlepool Borough. 8. Utilise Design Codes detailing important design elements for the development to ensure a consistent approach to quality standards. 9. Avoid unacceptable harm to and maximise possible enhancements to the significance of heritage assets. Development must be designed to ensure that the significance of Wynyard Park Registered Park and Garden and other heritage assets is not harmed and where possible enhanced. 10. Recognise and respect the unique character of Wynyard Village which is defined by its layout, leisure offer and low density executive housing. 11. Create a community at Wynyard Park with its own identity and sense of place which responds appropriately to local patterns of development and green infrastructure. 12. Where required, contributions towards the shared infrastructure required to deliver a sustainable community at Wynyard Park (Policy H1.7) shall be made on a proportionate basis per home taking in to account further residential growth in Hartlepool Borough. 13. The Council will work proactively with developers to identify and agree reasonable triggers for the delivery of key infrastructure which allows development to progress whilst the impact of the development is appropriately mitigated.

Meeting Housing Needs

1. Sustainable residential communities will be created by requiring developers to provide a mix and balance of good quality housing of appropriate sizes, types and tenures which reflects local needs and demand, having regard to the Strategic Housing Market Assessment, its successor documents or appropriate supporting documents. 2. Support will be given to higher density development within areas with a particularly high level of public transport accessibility. Elsewhere housing densities will be considered in the context of the surrounding area in accordance with Policy SD8. 3. The Council require 20% of new homes to be affordable on schemes of more than 10 dwellings or with a combined gross floorspace of above 1000sqm. 4. Where an applicant considers that the provision of affordable housing in accordance with the requirements of this policy would make the scheme unviable, they must submit a full detailed viability assessment to demonstrate the maximum level of affordable housing that could be delivered on the site. The applicant will be expected to deliver the maximum level of affordable housing achievable. 5. Affordable housing will normally be provided on-site as part of, and integrated within housing development to help deliver balanced communities. This provision should be distributed across sites in small clusters of dwellings. Off-site affordable housing or a commuted sum will only be acceptable where: a. All options for securing on-site provision of affordable housing have been explored and exhausted; or b. The proposal is for exclusively executive housing, where off-site provision would have wider sustainability benefits and contribute towards the creation of sustainable, inclusive and mixed communities; or c. The proposal involves a conversion of a building which is not able to accommodate units of the size and type required; or d. Any other circumstances where off-site provision is more appropriate than on-site provision. 6. Where off-site affordable housing or a commuted sum is considered acceptable, the amount will be equivalent in value to that which would have been viable if the provision was made on-site and calculated with regard to the Affordable Housing Supplementary Planning Document 8 or any successor. 7. The Council will support proposals for specialist housing, including extra care and supported housing to meet identified needs. Accommodation will seek to deliver and promote independent living. 8. Extensions to dwellings to provide accommodation for dependent relatives will be supported where they are designed to be used as part of the main dwelling when no longer required for that purpose. 9. To ensure that homes provide quality living environments for residents both now and in the future and to help deliver sustainable communities, from the 1st April 2019 the following Optional Standards will apply, subject to consideration of site suitability, the feasibility of meeting the standards (taking into account the size, location and type of dwellings proposed) and site viability: a. 50% of new homes to meet Building Regulation M4 (2) "Category 2 – accessible and adaptable dwellings". b. 8% of new dwellings to meet Building Regulation M4(3) "Category 3 – Wheelchair User Dwellings". Where the local authority is responsible for allocating or nominating a person to live in that dwelling, homes should meet building regulation M4 (3) (2) (b). When providing for wheelchair user housing, early discussion with the Council is required to obtain the most up-to-date information on specific need in the local area. 10. To widen the overall housing offer, the Council will support the delivery of custom and self-build housing. The Council will: a. Regularly monitor the demand for custom and self-build housing and assist in facilitating the delivery of land/sites, where appropriate. b. Encourage applicants to consider incorporating plots for custom and self-build housing within larger housing developments. 11. Planning applications for student accommodation in the Regenerated River Tees Corridor will be required to demonstrate they are compatible with the wider regeneration of the area and are conveniently located for access to relevant education establishments and local facilities. In all cases, proposals for student accommodation will be designed to ensure that they are in keeping with the character and appearance of the area in which they are located, do not have an unacceptable impact on the living conditions of neighbouring communities, provide an adequate standard of living accommodation for potential future occupants, and have an internal layout which is adaptable to alternative residential uses. 12. To ensure the existing residential areas remain sustainable places to live, the Council will: a. Actively seek to bring long-term empty homes back into use. b. Improve the condition of existing homes through the delivery of schemes, including those to enhance energy efficiency. c. Explore options with local communities for the regeneration of residential areas. This may include: i. The renovation and renewal or demolition and redevelopment of existing housing stock as appropriate to meet local housing need and aspirations. ii. Public realm improvements. 13. Support is given to the completion of the Parkfield and Mill Lane Regeneration Scheme- H1(2. R3). 14. At the following specific commitments, the Council require the delivery of the following mix of house types through the current planning permission or any subsequent application. Site Name: House Type Allens West - H1(2.E2): Full Range of House Types Mount Leven (Part of) - H1(2.Y4): Housing specific to meeting the needs of the ageing population Betty's Close Farm - H1(2.IB6): Custom and self-build housing Lowfield - H1(2,IB7): Custom and self-build housing

Housing Strategy

1. The housing requirement of the Borough will be met through the provision of sufficient deliverable sites to ensure the maintenance of a rolling five year supply of deliverable housing land. Should it become apparent that a five year supply of deliverable housing land cannot be identified at any point within the plan period, or delivery is consistently falling below the housing requirement, the Council will work with landowners, the development industry and relevant stakeholders and take appropriate action in seeking to address any shortfall. 2. The following are priorities for the Council: a. Delivering a range and type of housing appropriate to needs and addressing shortfalls in provision; this includes the provision of housing to meet the needs of the ageing population and those with specific needs. b. Providing accommodation that is affordable. c. Providing opportunities for custom, self-build and small and medium sized house builders. 3. The approach to housing distribution has been developed to promote development in the most sustainable way. This will be achieved through: a. Supporting the aspiration of delivering housing in the Regenerated River Tees Corridor (as identified on the Policies Map) in close proximity to Stockton Town Centre. Key regeneration sites which provide major opportunities for redevelopment include: Queens Park North, Victoria Estate, Tees Marshalling Yard and Land off Grangefield Road. b. Supporting residential development on sites within the conurbation as defined by the limits to development which comprises the main settlements of Stockton, Billingham, Thornaby, Ingleby Barwick, Eaglescliffe and Yarm. c. Creating a Sustainable Urban Extension to West Stockton. d. Promoting major new residential development at Wynyard leading to the area becoming a sustainable settlement containing general market housing and areas of executive housing in a high-quality environment. e. Supporting residential development in villages (as shown on the Policies Map) through the recognition of existing commitments and new build within the limits to development where the land is not allocated for another purpose. 4. New dwellings within the countryside will not be supported unless they: a. Are essential for farming, forestry or the operation of a rural based enterprise; or b. Represent the optimal viable use of a heritage asset; or c. Would re-use redundant or disused buildings and lead to an enhancement of the immediate setting; or d. Are of an exceptional quality or innovative nature of design. Such a design should: i. be truly outstanding or innovative, helping to raise standards of design more generally in rural areas; ii. reflect the highest standards in architecture; iii. significantly enhance its immediate setting; and iv. be sensitive to the defining characteristics of the local area. 5. Residential development will be permitted in the vicinity of a hazardous installation only where there is no significant threat to public safety. 6. The Council will continue to work with partners to bring empty homes back into use and identify areas for neighbourhood regeneration to provide wider benefits to local communities. 7. Proposals for all domestic extensions will be supported where they are in keeping with the property and the street scene in terms of style, proportion and materials, and avoid significant loss of privacy and amenity for the residents of neighbouring properties. 8. Within the countryside support will be given to: a. Extensions within the existing curtilage of a dwelling where they are of a suitable scale and subservient to the host dwelling. b. A replacement dwelling where the proposed dwelling is: i. Not materially larger than the existing dwelling; and ii. Located on the site of, or in close proximity, to the existing dwelling.

Transport and Infrastructure Strategy

1. To provide realistic alternatives to the private car, the Council will work with partners to deliver a sustainable transport network. This will be achieved through improvements to the public transport network, routes for pedestrians, cyclists and other users, and to local services, facilities and local amenities 2. To ensure the road network is safe and there are reliable journey times, the Council will prioritise and deliver targeted improvements at key points on the local road network and work in conjunction with Highways England to deliver improvements at priority strategic locations on the strategic road network. 3. The Council will work with partners to deliver community infrastructure within the neighbourhoods they serve. Priority will be given to the provision of facilities that contribute towards sustainable communities, in particular the growing populations at Ingleby Barwick, Yarm, Eaglescliffe, Wynyard Sustainable Settlement and West Stockton Sustainable Urban Extension. 4. To ensure residents needs for community infrastructure are met, where the requirement is fully justified and necessary, the Council will support planning applications which: a. Provide for the expansion and delivery of education and training facilities. b. Provide and improve health facilities. c. Provide opportunities to widen the Borough's cultural, sport, recreation and leisure offer. 5. Proposals will be encouraged where they provide for the expansion of communications networks, including telecommunications and high speed broadband; especially where this addresses gaps in coverage.

Infrastructure Delivery and Viability

1. The Council will ensure appropriate infrastructure is delivered when it is required so it can support new development. Where appropriate and through a range of means, the Council will seek to improve any deficiencies in the current level of infrastructure provision. The Council will also work together with other public sector organisations, within and beyond the Borough, to achieve funding for other necessary items of infrastructure. 2. New development will be required to contribute to infrastructure provision to meet the impact of that growth through the use of planning obligations and other means including the Community Infrastructure Levy (CIL). Planning obligations will be sought where: a. It is not possible to address unacceptable impacts through the use of a condition; and, b. The contributions are: i Necessary to make the development acceptable in planning terms; ii Directly related to the development; and iii Fairly and reasonably related in scale and kind to the development. 3. Where the economic viability of a new development is such that it is not reasonably possible to make payments to fund all or part of the infrastructure required to support it, applicants will need to provide robust evidence of the viability of the proposal to demonstrate this. In these circumstances, the Council may: a. Enter negotiations with the applicant over a suitable contribution towards the infrastructure costs of the proposed development, whilst continuing to enable viable and sustainable development; and/or b. Consider alternative phasing, through the development period, of any contributions where to do so would sufficiently improve the economic viability of the scheme to enable payment.

Communications Infrastructure

1. The Council supports the expansion of communications networks, including telecommunications and high speed broadband; especially where this addresses gaps in coverage. 2. The Council will aim to keep the number of radio and telecommunication masts and base stations to a minimum consistent with the efficient operation of the network. Existing masts, buildings and other structures should be used, unless the need for a new mast or base station has been justified. 3. Where a new mast or base station has been justified, any equipment should be sympathetically designed and camouflaged where appropriate. 4. When considering applications for telecommunications development, the Council will have regard to the operational requirements of communications networks and the technical limitations of the technology. 5. Telecommunications development will be supported where it has been demonstrated that the proposal does not cause significant and irremediable interference with other electrical equipment, air traffic services or instrumentation operated in the national interest. Consideration should also be given to the possibility of the construction of new buildings or structures interfering with telecommunications services. 6. Applications for telecommunications development should be supported by: a. The outcome of consultations with organisations with an interest in the proposed development, in particular with the relevant body where a mast is to be installed near a school or college or within a statutory safeguarding zone surrounding an aerodrome or technical site; and b. Where appropriate a statement that self-certifies that the cumulative exposure, when operational, will not exceed International Commission guidelines. 7. Developers should demonstrate how proposals for new homes, employment or main town centre uses will contribute to and be compatible with local fibre and internet connectivity. 8. Taking into consideration viability, the Council require developers of new homes, employment or main town centre uses to deliver, as a minimum, on-site infrastructure including open access ducting to industry standards, to enable new premises and homes to be directly served by local fibre and internet connectivity. This on-site infrastructure should be provided from homes and premises to the public highway or other location justified as part of the planning application. Where possible, viable and desirable, the provision of additional ducting will be supported where it allows the expansion of the network.

Presumption in favour of Sustainable Development

1. In accordance with the Government's National Planning Policy Framework (NPPF), when the Council considers development proposals it will take a positive approach that reflects the presumption in favour of sustainable development contained in the NPPF. It will always work proactively with applicants jointly to find solutions which mean that proposals for sustainable development can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. 2. Planning applications that accord with the policies in this Local Plan (and, where relevant, with polices in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise. 3. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision then the Council will grant permission unless material considerations indicate otherwise - taking into account whether: • Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole; or, • Specific policies in that Framework indicate that development should be restricted.

Strategic Development Needs

1. The following strategic growth needs have been identified for the period 2017/18 to 2031/32, which will be met through new sustainable development and infrastructure provision that integrates positively with the natural, built and historic environment of the Borough. Housing 2. To meet the housing requirement of 10,150 new homes over the plan period a minimum of: a. 720 dwellings (net) will be delivered per annum from 2017/18 to 2021/22. b. 655 dwellings (net) will be delivered per annum from 2022/23 to 2031/32. 3. The Strategic Housing Market Assessment for Stockton-on-Tees Borough identifies that there are specific needs with regard to housing type and tenure. This includes delivering homes to meet the needs of the ageing population. 4. To meet the needs of Gypsy and Travellers for 4 pitches the Council support the re-occupation of pitches on the existing site at Mount Pleasant Grange, Bowesfield Lane. Economic Growth 5. In order to provide sufficient employment sites to meet the needs of existing businesses, new start-ups and major inward investment there is a requirement to allocate sufficient land for specialist industries, business, general industry and warehousing, as follows: a. 120 hectares of land for specialist uses including, the chemical and process industry, energy generation, waste processing, port related uses and other uses, which demonstrate operational benefits to the North and South Tees Cluster. b. 70 hectares of land at Durham Tees Valley Airport of which 50ha is for airport related use and 20 hectares of general employment land. c. 110 hectares of land for general employment uses. 6. To meet the town centre use needs of the Borough, there is a need for: a. Up to 2,700 sq m (gross) of convenience retail floorspace by 2031/2032. b. Up to 4,500 sq m (gross) of comparison retail floorspace by 2021/22, although this could be met through the implementation of existing commitments. Beyond 2021/22 there may be a need to bring forward new comparison retail which will be determined by future retail capacity assessments. c. Economic growth proposals which improve the quality, range and choice of retailers in Stockton Town Centre and Billingham District Centre. 7. Where other needs are identified, new developments will be encouraged to meet that need in the most sustainable locations having regard to relevant policies within the Local Plan.

Managing Centres

1. The Council will seek to maintain and enhance the vitality and viability of all centres in the Town Centre Hierarchy, as defined in Policy SD4 and represented on the Policies Map. Proposals for the change of use, or redevelopment of premises, away from retail (Use Class A1) will only be supported where it can be demonstrated that: a. The proposal will contribute to the centre's vitality and viability and does not detrimentally impact on the retail function of the centre; and b. The proposal does not result in the unjustified loss of a key retail unit which due to its size, location or other characteristic is an important component of the retail function of the centre; and c. The proposal does not result in an over-concentration of non-retail or evening economy uses to the detriment of the vitality and viability of the centre; and d. Proportionate evidence has been provided to demonstrate that the premises are no longer required for retail purposes. 2. In addition to the above, within town, district and local centres the Council will support proposals for food and drink (Use Classes A3, A4 and A5) and other evening economy uses providing the activities in the area do not result in a harmful over-concentration of that use, either as a proportion of the centre overall or as a cluster within the centre. 3. The Primary Shopping Area, as defined on the Policies Map, will continue to be the main town centre shopping location in the Borough. The Council will aim to retain and enhance the retail function of the town centre whilst seeking a reduction in the number of vacant ground floor commercial units. In addition to the criteria above, the vitality and viability of the Primary Shopping Area will be maintained and enhanced by: a. Directing proposals for hot-food takeaways (Use Class A5) and uses that operate principally outside daytime hours away from the Stockton Primary Shopping Frontage, with significant clusters of these uses resisted elsewhere in the town centre; and b. Resisting development proposals that would result in a harmful over-concentration of non-retail uses to the detriment of the vitality and viability of the Primary Shopping Area; and c. Resisting proposals for ground floor residential development within the Primary Shopping Area; and d. In order to consolidate the retail offer of the centre, encouraging proposals which reduce the proportion of retail uses (Use Class A1) in the wider town centre, outside the Stockton Primary Shopping Area, that provide opportunities for a wider variety of town centre uses, including offices (Use Class B1), hotels (Use Class C1) and assembly and leisure (Use Class D2). 4. The Council will support proposals for food and drink uses (A3, A4, A5 Use Class) and other evening economy uses outside the Stockton Primary Shopping Frontage, providing the activities do not result in a harmful over-concentration of that use in that area, either as a proportion of the centre overall or as a cluster within the centre. 5. Proposals to reconfigure and modernise commercial units throughout the town centre, whilst protecting and enhancing the historic character of the area, will be encouraged. 6. The Council will, where appropriate, work with the owners of Billingham and Thornaby District Centres and local communities to develop schemes to maintain and enhance the vitality and viability of these modern district centres, particularly where the proposal will generate significant regeneration benefits for the wider centre. 7. The Council will monitor the level of evening economy uses (A3, A4 and A5 Use Class) in Norton and Yarm District Centres. New proposals will only be permitted where they demonstrate that they are in accordance with EG2.2 and that they would not have a detrimental impact on the amenity of local residents. 8. Proposed new retail and leisure uses within Billingham, Norton, Thornaby and Yarm District Centres will only be permitted where they would not have a significant adverse impact upon: a. Existing, committed and planned public and private investment in other town and district centres; and, b. The vitality and viability, including local consumer choice and trade in other town and district centres. 9. To support Yarm and Norton Centre's historic character and mix of uses, residential properties within and adjacent to the centres, as defined on the Policies Map, will be protected in that use.

Protecting Centres

1. Subject to the scale and catchment of the proposal, retail (A1 use class) development will be directed to suitable and available sites and premises in defined centres, as identified on the Policies Maps, in the following sequence: a. Stockton Town Centre Primary Shopping Area; then, b. Sites within the boundaries of Stockton Town Centre; then, c. Sites within the ground floor shopping frontages of the District Centres; then, d. Sites within the boundaries of the District Centres; then, e. Sites on the edge of Stockton Town Centre which have the opportunity to connect to the defined Primary Shopping Area; then, f. Sites on the edge of the District Centres which have the opportunity to connect to the District Centre's main shopping areas or frontages; then, g. Sites within the Local Centres; and finally, h. Sustainable out-of-centre locations within the limits to development. 2. Other main town centre uses will be directed to suitable and available sites and premises in the following locations, subject to the scale and catchment of the proposal: a. Town and District Centres, and for office development only, Principal Office Locations; then, b. Sites on the edge of the Town and District Centres, which are well served by public transport and have a high likelihood of forming links with the centre; then, c. Within the boundaries of the Local Centres; then, d. Sustainable out-of-centre locations within the limits to development. 3. Proposals will only be supported in sequentially less preferable locations where it has been demonstrated that there are no available and suitable sites or premises in sequentially preferable locations, and that a flexible approach to scale and format has been applied. 4. Town centre use proposals on out-of-centre sites, which demonstrate that the format and scale of the development means it cannot be located in a town centre location, will be the subject of restrictive conditions to protect the future vitality and viability of the Boroughs town centres. 5. Convenience retail proposals in excess of 500 square metres (net), comparison retail proposals in excess of 1,000 square metres (net) and all other new retail development likely to have a significant adverse impact upon existing centres by virtue of its nature, location or likely turnover, will be required to submit a proportionate impact assessment. Such development will only be supported outside of the town centre hierarchy where it will not have a significant adverse impact, both individually and cumulatively, on: a. Existing, committed and planned public and private investment in a centre or centres in the catchment area of the proposal; and b. The vitality and viability of existing centres in the catchment area of the proposal, including local consumer choice and trade in the centre and wider centre up to five years from when the application is made (for major schemes, up to ten years from when the application is made). 6. Development proposals in out-of-centre or edge-of-centre locations for leisure uses will require an impact assessment where there is potential for the proposal to have a significant adverse impact upon either the vitality and viability of existing defined centres (including comparable facilities therein) or investment which is existing, planned or committed in town, district and local centres, by virtue of their scale, nature, format location and/or accessibility.

Small Scale Facilities

1. Proposals for small-scale town centre uses and hot food takeaways designed to meet a localised catchment will be directed to defined town, district and local centres first, and then if no suitable premises are available, to existing available and suitable premises in other existing shopping parades in the catchment area of the proposal. 2. Within strategic residential, and general employment developments, where no similar facilities exist within reasonable walking distance, developers should provide new shopping, service and community facilities of a scale which meet the day-to-day needs of future occupiers, subject to taking into account the range, choice and accessibility of existing local provision. 3. Support will only be given to the development of, or change of use to, small-scale (under 150sq m) town centre uses which would meet a local need outside of defined town, district, and local centres and shopping parades where they: a. Are of a scale and function intended to serve a localised catchment area; b. Do not have a significant adverse impact upon the vitality and viability of any designated centre; and c. Are situated within the limits to development. 4. Outside of town, district and local centres, development proposals for new hot-food-takeaways, betting offices or public houses, will be resisted where they result in a harmful over-concentration of those uses.

Transport Infrastructure – Delivering A Sustainable Transport Network

1. To support economic growth and provide realistic alternatives to the private car, the Council will work with partners to deliver an accessible and sustainable transport network. This will be achieved through improvements to the public transport network and routes for pedestrians, cyclists and other users. 2. A comprehensive, integrated and efficient public transport network will be delivered by: a. Retaining essential infrastructure that will facilitate sustainable passenger movements by bus, rail and water; b. Supporting proposals for the provision of infrastructure which will improve the operation, punctuality and reliability of public transport services; c. Supporting upgrades to railway stations within the Borough to improve access and safety; d. Improving public transport interchanges to allow integration between different modes of transport; e. Working with public transport operators to maintain and enhance provision wherever possible; f. Working with partners to promote the provision of accessible transport options for persons with reduced mobility; and g. Ensuring appropriate provision is made for taxis and coaches. 3. Accessible, convenient, and safe routes for pedestrians, cyclists and other users will be delivered by: a. Improving, extending and linking the Borough's strategic and local network of footpaths, bridleways and cycleways; and b. Improving the public realm and implementing streetscape improvements to ensure they provide a safe and inviting environment. 4. Sites and routes which will play a role in developing infrastructure to widen transport choice will be safeguarded from development which would impact negatively on their delivery or attractiveness to potential users; routes include: a. Bridge and footway/cycleway link across the Rivers Tees between Ingleby Barwick and Egglescliffe; b. Cycleway/footway from Durham Road, Thorpe Thewles to Wynyard Woodland Park; c. Cycleway/footway to the north of Mill Lane, Long Newton; d. Cycleway/footway from Elton Interchange to Durham Lane Industrial Estate; e. Cycleway/footbridge across the A689 (via a bridge) to connect with the wider cycleway network at Wynyard Road; and f. Car parking to the west of Eaglescliffe Station and footbridge over the railway line. 5. Essential infrastructure that will facilitate sustainable freight movements by rail and water will be retained. 6. To support economic growth, it is essential that the road network is safe and that journey times are reliable. The Council will seek to provide an efficient and extensive transport network which enables services and facilities to be accessible to all, accommodate the efficient delivery of goods and supplies, whilst also minimising congestion and the environmental impact of transport. 7. Targeted improvements will be delivered at the following priority locations (routes are safeguarded where identified): a. Strategic road network: i. A66 (including A66 Elton Interchange); ii. A19 Widening Norton to A689 (route safeguarded); iii. A19/A689 Interchange; and iv. A19/A67 Interchange (Crathorne). b. Local road network: i. Junctions associated with the West Stockton Sustainable Urban Extension: 1. Darlington Back Lane and Yarm Back Lane junction. 2. Horse and Jockey Roundabout (Durham Road, Junction Road and Harrowgate Lane). 3. Harrowgate Lane and Leam Lane. ii. Junction of A1027, Junction Road and Norton High Street, Stockton; and iii. Junction of Durham Road, A1027 and Bishopton Avenue, Stockton. iv. A689 at Wynyard: 1. Improvements at five roundabouts on A1185 Seal Sands Link Road- Wolviston Services- Wynyard Business Park- Wynyard East- Wynyard West. 2. Additional Lane on the northern carriageway of the A689/A19 junction to provide 3 lanes (removing existing footway) and a replacement separate cycle/footbridge over the A19. 8. The Council and its partners will support the development of the Key Route Network which through continual assessment of the strategic and local road network, will help identify and ensure appropriate improvements are delivered. 9. The Councils approach to development at Durham Tees Valley Airport is outlined in Policy EG5. 10. Existing sustainable transport and public transport infrastructure will be protected from development which would impair its function or attractiveness to users. 11. To assist consideration of transport impacts, improve accessibility and safety for all modes of travel associated with development proposals, the Council will require, as appropriate, a Transport Statement or Transport Assessment and a Travel Plan. 12. The Council and its partners will seek to ensure that all new development, where appropriate, which generate significant movements are located where the need to travel can be minimised, where practical gives priority to pedestrian and cycle movements, provides access to high quality public transport facilities and offers prospective residents and/or users with genuine sustainable transport options. This will be achieved by seeking to ensure that: a. Transport choices are widened and the use of sustainable transport modes are maximised. New developments provide access to existing sustainable and public transport networks and hubs. Where appropriate, networks are extended and new hubs created. When considering how best to serve new developments, measures make best use of capacity on existing bus services before proposing new services and consideration is given to increasing the frequency of existing services or providing feeder services within the main network. b. Suitable access is provided for all people, including those with disabilities, to all modes of transport. c. Sufficient accessible, and convenient operational and non-operational parking for vehicles and cycles is provided, and where practicable, incorporates facilities for charging plug-in and other ultra-low emission vehicles. Any new or revised parking provision is of sufficient size and of a layout to facilitate it's safe and efficient operation. d. Appropriate infrastructure is provided which supports Travel Demand Management to reduce travel by the private car and incentivises the use of sustainable transport options. e. New development incorporates safe and secure layouts which minimises conflict between traffic, cyclists or pedestrians. 13. The Council's approach to transport infrastructure provision is set out in Policy SD7.