Planning in Stroud

Lifetime communities

To ensure that new housing development contributes to the provision of sustainable and inclusive communities (including the provision of community facilities) in the District, developers will need to clearly demonstrate how major housing development will contribute to meeting identified long term needs in those communities the development relates to. Proposals will need to demonstrate how the following needs have been taken into account: 1. An ageing population, particularly in terms of design, accessibility, health and wellbeing service co-ordination 2. Children, young people and families 3. People with special needs, including those with a physical, sensory or learning disability, dementia, or problems accessing services and 4. The specific identified needs of minority groups in the District. Proposals will need to demonstrate how the factors below have informed the development proposal: A. Lifetime accommodation B. Contribution to meeting the needs of those with an existing long standing family, educational or employment connection to the area.

Promoting sport, leisure and recreation

Planning applications for new sports, cultural, leisure and recreational facilities, or improvements and extensions to existing facilities, will be permitted provided: 1. the proposals are connected to and associated with existing facilities, they are located at a site that relates well to the settlement hierarchy in the District or they are intended to meet specific rural needs that cannot be appropriately met at settlements within the settlement hierarchy 2. the development would not harm the character, appearance and amenities of the area 3. the development can be made readily accessible to adequate bus, cycling and walking links, for the benefit of non-car users 4. cycle/vehicle access and on-site cycle/vehicle parking would be provided to the adopted standards 5. adequate access to and between the facilities would be provided for people with disabilities 6. any biodiversity interest is enhanced by taking opportunities to create a network of multi-functional green spaces, which support the locality's natural and ecological processes 7. it is not subject to any other overriding environmental or other material planning constraints.

Protecting individual and village shops, public houses and other community uses

Where planning permission is required, development which involves the loss of individual shops, public houses, village halls and other community facilities will be supported where all the criteria below are satisfied: 1. there is no prospect of a continued community use (which is evidenced) 2. there are adequate similar use facilities either within that settlement or adjoining countryside which cater for the needs of the local population and is accessible by walking or cycling – a distance of 800m 3. the current or previous use is no longer viable, demonstrated by audited financial and marketing evidence over an agreed reasonable period.

Provision of outdoor play space

Proposals for new residential development shall provide appropriate public outdoor playing space, to achieve a standard of 2.4ha per 1000 population. The standard can be subdivided into the following categories: • Youth and Adult Facilities including Multi Use Games Area at 1.6 ha per 1000 population • Playing Pitches 1.2 ha per 1000 population (sitting within the Youth and Adult Facilities Standard) • Equipped Play Space for Children and Young People at 0.2 – 0.3 ha per 1000 population • Local Area of Play (LAP)/ Local Equipped Area for Play (LEAP)/ Neighbourhood Equipped Area for Play (NEAP) at 0.4 – 0.5 ha per 1000 population. Public Open Space should be usable and easily accessible to the dwellings it is intended to serve by a good quality pedestrian and cycle route. Where achievement of this standard is unrealistic or inappropriate within the boundaries of the development site, a financial contribution will be sought in lieu of on-site provision. When new provision is provided, appropriate measures will be sought to ensure the future satisfactory maintenance and management of the open space. Site distance thresholds are set out in Supplementary Planning Guidance, 'Residential Development Outdoor Play Space Provision'.

Place Making

All development proposals shall accord with the Mini-Visions and have regard to the Guiding Principles for that locality, as set out in this Plan and shall be informed by other relevant documents, such as any design statements adopted as Supplementary Planning Documents. Proposals will be expected to: 1. Integrate into the neighbourhood (taking account of connectivity, be located close to appropriate levels of facilities and services, reduce car dependency, improve transport choice, support local community services and facilities and meet local employment or housing requirements in terms of mix, tenure and type) 2. Place shape and protect or enhance a sense of place; (create a place with a locally-inspired or distinctive character – whether historic, traditional or contemporary – using appropriate materials, textures and colours, locally-distinctive architectural styles, working with the site topography, orientation and landscape features; as well as protecting or enhancing local biodiversity, the historic environment and any heritage assets) 3. Create safe streets, homes and workplaces (where buildings are positioned with landscaping to define and enhance streets and spaces, assist finding your way around with focal points or landmarks, provide permeability, reduce car domination of the street and reduce vehicle speeds, provide shared or social spaces on the streets (where appropriate), create safe well managed attractive public and private amenity spaces, and provide adequate external storage space for waste bins, recycling materials and bicycle storage).

High Quality Sustainable Development

High quality development, which protects, conserves and enhances the built and natural environment, will be supported. Development will be supported where it achieves the following: 1. Sustainable construction techniques, including facilities for the recycling of water and waste, measures to minimise energy use and maximise renewable energy production 2. No unacceptable levels of air, noise, water, light or soil pollution or exposure to unacceptable risk from existing or potential sources of pollution. Improvements to soil and water quality will be sought through the remediation of land contamination, the provision of SuDS and the inclusion of measures to help waterbodies to meet good ecological status 3. Adequate water supply, foul drainage and sewage capacity to serve the development and satisfactory provision of other utilities, transport and community infrastructure 4. No increased risk of flooding on or off the site, and inclusion of measures to reduce the causes and impacts of flooding as a consequence of that development 5. An appropriate design and appearance, which is respectful of the surroundings, including the local topography, built environment and heritage 6. Re-use of previously developed land and/or the adaptation of existing buildings that make a positive contribution to the character of the site and surroundings, unless demonstrably unviable 7. No unacceptable adverse affect on the amenities of neighbouring occupants 8. Contribute to the retention and enhancement of important landscape & geological features, biodiversity interests (including trees, hedgerows and other natural features) 9. Contribute to a sense of place both in the buildings and spaces themselves and in the way in which they integrate with their surroundings including appropriate landscaping, biodiversity enhancement, open space and amenity space 10. A design and layout that aims to assist crime prevention and community safety, without compromising other design principles 11. Efficiency in terms of land use, achieving higher development densities in locations that are more accessible by public transport and other non-car modes and where higher densities are compatible with the character of the area and the setting of the development 12. It is not prejudicial to the development of a larger area in a comprehensive manner 13. Safe, convenient and attractive accesses on foot and by cycle and suitable connections with existing footways, bridleway, cycleways, local facilities and public transport 14. It is at a location that is near to essential services and good transport links to services by means other than motor car. Major development should contribute to the provision for allotments and/or community gardens where there is an identified need.

Better design of places

The District Council will require the layout and design of new development to create well designed, socially integrated, high quality successful places, where people enjoy living and working, with legible and well planned routes, blocks and spaces, integrated residential, commercial and community activity, safe attractive public spaces and pedestrian/cycle routes without traffic conflict, secure private areas, better designed buildings and landscaped spaces. New development should be designed to offer flexibility for future needs and uses taking into account demographic and other changes. The Council will expect the improvement of existing buildings to meet changing needs and to sustain the District's housing and commercial building stock. All new development must be based on thorough site appraisal including reference to any Design Statements, Design Codes, Neighbourhood Plans, Secured by Design standards and be sensitive to its context as well as contributing to sustainable living. 'Design Quality', reflecting a thorough understanding of the site context, must be demonstrated as part of any proposal. The Council will require the submission of a Design and Access Statement which clearly demonstrates the design and suitability of the proposal in its local context where necessary.

Public art contributions

Proportionate contributions will be required towards the provision of publicly accessible art and design works from development proposals comprising major residential schemes or major commercial, retail, leisure and institutional development involving 1,000m2 gross floorspace or 1ha of land or more which are publicly accessible. Smaller schemes will be encouraged to include Public Art as a means of enhancing the development's quality and appearance. The level of contribution will be negotiated on an individual basis dependent upon the nature of the development proposal, taking into account the impact of this requirement on the economic viability of the development proposal.

New Employment Development

New employment development will be provided through a range of sites and premises across the District. Strategic employment sites will be allocated, mixed use developments encouraged and the expansion of existing businesses and rural diversification supported. Employment sites will be provided in order to increase the range and choice of sites available and to address the self-containment of settlements in terms of homes / jobs balance. Existing employment sites will be safeguarded unless new proposals are put forward that intensify the employment use of the site, supported by enabling development as set out in other policies in the Local Plan. Sites allocated for mixed use redevelopment should aim to provide for at least the same or an increase in the level of job opportunities as existed when the employment space was previously used, subject to viability and site specific circumstances. Permission will be granted for industrial or business development, or for the expansion or intensification of existing industrial or business uses, provided that the proposals would: 1. Be of a type and scale of activity that does not harm the character, appearance or environment of the site or its surroundings or to the amenity of occupiers of nearby properties 2. Be readily accessible by public transport, bicycle and foot or contribute towards provision of new sustainable transport infrastructure to serve the area, in order to make the development accessible by those modes 3. Have a layout, access, parking, landscaping and facilities that are appropriate to the site and its surroundings 4. Use sustainable construction techniques and provide for renewable or low carbon energy sources in association with the proposed development 5. Enable provision of infrastructure in ways consistent with cutting carbon dioxide emissions and adapting to changes in climate (including SuDS and green infrastructure) 6. Demonstrate how the principles of industrial symbiosis have been taken into account.

Key Employment Sites

The key employment sites listed below will be retained for B Class Uses. Redevelopment for alternative uses or changes of use from employment use will not be permitted on these sites. Site EK1 Berkeley Rigestate, Station Road EK3 Brimscombe & Thrupp Griffin Mills Industrial Estate EK4 Brimscombe & Thrupp Hope Mills Industrial Estate EK5 Brimscombe & Thrupp Phoenix Industrial Estate EK6 Cam Draycott / Middle Mill Industrial Estate EK7 Cam Cam Mills, Everlands EK8 Chalford Chalford Industrial Estate EK9 Dursley Littlecombe Business Park EK10 Eastington Meadow Mill Industrial Estate EK11 Frampton on Severn Frampton Industrial Estate EK12 Hardwicke Quedgeley West EK13 Hardwicke Hunts Grove/Quadrant Distribution Centre EK14 Haresfield Javelin Park EK15 Haresfield Quedgeley Trading Estate East EK16 Hinton Severn Distribution Park EK17 Kingswood Renishaw New Mills EK18 Kingswood Renishaw Charfield Works EK19 Kingswood Abbey Mill Industrial Area EK20 Kingswood Orchestra Works EK21 Minchinhampton Aston Down EK22 Nailsworth Inchbrook Industrial Estate EK23 Nailsworth Nailsworth Mill Industrial Estate EK24 Nailsworth Spring Mill Industrial Estate EK25 Rodborough Bath Road Industrial Estate EK26 Stonehouse Stroudwater Industrial Estate EK27 Stonehouse Stonehouse Park EK28 Stonehouse Bonds Mill Industrial Estate EK29 Stonehouse Upper Mills Industrial Estate EK30 Stonehouse Ryeford Industrial Area EK31 Stroud Fromeside Industrial Estate EK32 Stroud Salmon Springs Industrial Estate EK33 Stroud New Mills/Libby Drive EK34 Woodchester South Woodchester Industrial Area EK35 Woodchester Frogmarsh Mill Industrial Area EK36 Wotton under Edge Tabernacle Road EK37 Wotton under Edge Renishaw Old Town

Regenerating existing employment sites

Regeneration of existing employment land listed below will be permitted for mixed-use development, including employment-generating uses, provided that there are demonstrable environmental and/or conservation benefits. Site rationalisation should provide at least the same employment opportunities for the local community as existed when the employment space was previously used, subject to viability and site specific circumstances. Site ER1 Brimscombe & Thrupp Brimscombe Port Industrial Estate ER2 Brimscombe & Thrupp Brimscombe Mills ER3 Brimscombe & Thrupp Ham Mills ER4 Minchinhampton Wimberley Mills and Dockyard Works ER5 Cainscross Dudbridge Industrial Estate ER6 Cam Coaley Junction Industrial Estate ER7 Rodborough Daniels Industrial Estate ER8 Stroud Stafford Mills Industrial Estate ER9 Stroud Lodgemore & Fromehall Mills

Former Berkeley Power Station

The site will be retained for B1-B8 employment uses and for employment related training and education purposes and for operations and uses associated with the decommissioning of the nuclear power station. Redevelopment for unrelated alternative uses will not be permitted.

Small employment sites (outside identified employment areas)

These sites will be protected from non-employment uses such as housing unless wholly exceptional circumstances can be demonstrated by the applicant. Small freehold employment development plots for owner occupiers will be supported.

Development on existing employment sites in the countryside

On existing employment sites in the countryside, the extension of buildings and the provision of new buildings, including infilling between existing buildings, will be acceptable provided that: 1. The proposal facilitates the retention or growth of local employment opportunity 2. The proposal would not cause an unacceptable visual impact on the local character in terms of its siting, scale, materials or site coverage 3. There are no suitable alternative buildings or sites that can be used adjacent to the site or locality 4. The proposal can avoid harm to local amenities and adjoining land uses 5. The proposal would not generate significant traffic movement and volume that would lead to unacceptable environmental impacts or detriment to road safety. Proposals will be expected to include measures to secure environmental improvements such as landscaping, enhancing biodiversity and incorporating SuDS.

Farm enterprises and diversification

Development which forms part of a farm diversification scheme will be permitted where the proposal can demonstrate the viability of farming through helping to support, rather than replace or prejudice, farming activities on the rest of the farm and promotes the use of farming practices that have a positive impact on environment. In addition, the following criteria must be complied with: 1. The proposed development will stimulate new economic activity with a use compatible with its location, which maintains the relative sustainability of a rural area including the rural-urban fringe 2. Any new buildings are appropriate in scale, form, impact, character and siting to their rural location 3. Wherever possible new or replacement buildings should be located within or adjoining an existing group of buildings 4. The proposed development will not generate traffic of a type or amount inappropriate for the rural roads affected by the proposal, or require improvements or alterations to these roads which could be detrimental to their character.

Quedgeley East

Land at Quedgeley East (13 hectares), as identified on the policies map, is allocated for B1-B8 employment uses. The development of the site will provide contributions to off-site highway works including public transport, pedestrian and cycle links to Gloucester city, Stonehouse and Stroud, in accordance with the recommendations of the evidence base transport assessments. The development must help to reduce the flood risk to the adjacent M5 motorway, by providing floodplain storage on site and keeping the floodplain and flow paths as open space.

South of Severn Distribution Park

Land south of Severn Distribution Park (9.8 hectares), as identified on the policies map, is allocated for B2-B8 employment uses. The development of the site will provide contributions to off-site highway works including public transport, pedestrian and cycle links to Newtown, Berkeley and Dursley, and other infrastructure including flood defences and biodiversity. Development must be located towards the part of the site at lowest risk in the northern extent of the site (Flood Zone 1). Wherever possible, identified hazard risk areas should be kept as open space, or the type of development should be compatible with the risk areas. It must also be ensured that safe access to and egress from the site can be achieved for the 1 in 200 year climate change scenario.

Environmental development principles for strategic sites

Strategic sites will: 1. Be built at an appropriate density that is acceptable in townscape, local environment, character and amenity terms 2. Be low impact in terms of the environment and the use of resources 3. Be readily accessible by bus, bicycle and foot to shopping and employment opportunities, key services and community facilities; and will contribute towards the provision of new sustainable transport infrastructure to serve the area, in seeking to minimise the number and distance of single purpose journeys by private cars 4. Have a layout, access, parking, landscaping and community facilities in accordance with an approved indicative masterplan 5. Be located to achieve a sustainable form of development and/or support regeneration. Development proposals should incorporate a negotiated design code/framework. Applications for all strategic sites (both residential and non-residential) will be required to provide a statement demonstrating how sustainable construction principles have been incorporated. This should address demolition, construction and long term management. This will be expected to show how the proposal maximises its contribution towards the following objectives: A. Sustainable sourcing of materials and their efficient and appropriate use, including their durability B. Minimising waste and maximising recycling C. Incorporating Sustainable Drainage Systems D. Minimising water consumption E. Minimising energy consumption and improving energy performance F. Minimising net greenhouse gas emissions of the proposed development G. Maximising low or zero carbon energy generation. Where the Council considers it could be likely that the proposal will result in significant adverse environmental effects during the construction phase, a Construction Environmental Management Plan (CEMP) will be required.

Sustainable Construction and Design

Sustainable design and construction will be integral to new development in Stroud District. All planning applications should include evidence that the matters below will be addressed: 1. Maximising energy efficiency and integrating the use of renewable and low carbon energy (i.e. in the form of an energy strategy) 2. Minimisation of waste and maximising the recycling of any waste generated during construction and in operation 3. Conserving water resources and minimising vulnerability to flooding 4. Efficiency in materials use, including the type, life cycle and source of materials to be used 5. Flexibility and adaptability, allowing future modification of use or layout, facilitating future refurbishment and retrofitting 6. Consideration of climate change adaptation 7. Applications for all development will need to be accompanied by a Stroud District Sustainable Construction Checklist. All development will be built in accordance with the approved plans and the Sustainable Construction Checklist.

Renewable or low carbon energy generation

The Council will support proposals that maximise the generation of energy from renewable or low carbon sources, provided that the installation would not have significant adverse impact (either alone or cumulatively) and includes an impact statement that demonstrates the following factors: 1. The impact of the scheme, together with any cumulative impact (including associated transmission lines, buildings and access roads), on landscape character, visual amenity, water quality and flood risk, historic features and biodiversity 2. Evidence that the scheme has been designed and sited to minimise any adverse impact on the surrounding area for its effective operation 3. Any adverse impact on users and residents of the local area, including shadow flicker, air quality and noise 4. The direct benefits to the area and local community 5. Avoid the use of best and most versatile agricultural land, unless justified by clear and compelling evidence. Where appropriate, provision should be made for the removal of the facilities and reinstatement of the site should it cease to be operational. Within the Cotswold Area of Outstanding Natural Beauty (AONB), or in locations where proposals would affect the setting of the AONB, applicants for the development of renewable energy schemes and associated infrastructure will need to demonstrate that the public or national interest outweighs the protection afforded to the AONB. Wind turbine proposals in the vicinity of the designated sites of international importance for nature conservation at the Severn Estuary, will need to be subject to an appropriate level of assessment in respect of potential impacts on biodiversity (including bird or bat species). In all cases development will need to demonstrate how any significant adverse impacts on acknowledged biodiversity interests (and the habitats that support them) will be adequately mitigated. The Council will encourage the provision of small-scale renewable energy developments utilising technology such as hydro installations, solar panels, biomass and woodfuel heating, small-scale wind turbines and photovoltaic cells. Community renewable energy schemes will be particularly welcomed where they comply with this policy.

A Quality Living and Working Countryside

In order to protect the separate identity of settlements and the quality of the countryside (including its built and natural heritage), proposals outside identified settlement development limits will not be permitted except where these principles are complied with: 1. It is essential to the maintenance or enhancement of a sustainable farming or forestry enterprise within the District; and/or 2. It is essential to be located there in order to promote public enjoyment of the countryside and support the rural economy through employment, sport, leisure and tourism; and/or 3. It is a 'rural exception site', where development is appropriate, sustainable, affordable and meets an identified local need; and/or 4. It is demonstrated that the proposal is enabling development, required in order to maintain a heritage asset of acknowledged importance; and/or 5. It is a replacement dwelling; and/or 6. It will involve essential community facilities. Where development accords with any of the principles listed above, it will only be permitted in the countryside if: i) it does not have an adverse impact on heritage assets and their setting; ii) it does not lead to excessive encroachment or expansion of development away from the original buildings; iii) in the case of proposals to re-use an existing building or buildings, these are appropriately located and capable and worthy of conversion. Any such conversion will involve a building that positively contributes to an established local character and sense of place. In the case of replacement buildings they must bring about environmental improvement; or iv) in the case of extensions to buildings, it does not result in an inappropriate increase in the scale, form or footprint of the original building; or v) in the case of replacement dwellings the proposal must bring about environmental improvements and not result in an inappropriate increase in the bulk, scale, form or footprint of the original building; or vi) in the case of new buildings for essential community facilities, they cannot be accommodated within the identified settlement development limits or through the re-use or replacement of an existing building.

Environmental development principles for strategic sites

Environmental development principles for strategic sites

Maintaining Quality of Life within our Environmental Limits

Permission will not be granted to any development which would be likely to lead to, or result in an unacceptable level of: 1. Noise, general disturbance, smell, fumes, loss of daylight or sunlight, loss of privacy or an overbearing effect 2. Environmental pollution to water, land or air and an unacceptable risk to the quality and quantity of a water body or water bodies 3. Noise sensitive development in locations where it would be subject to unacceptable noise levels 4. Increased risk of flooding on or off the site, and no inclusion of measures to reduce the causes and impacts of flooding 5. A detrimental impact on highway safety 6. An adverse effect on contaminated land where there is a risk to human health or the environment.

Water resources, quality and flood risk

The Strategic Flood Risk Assessments (SFRA 1 and 2) will be used to inform the location of future development within the District. In considering proposals for development the District Council will weigh up all of the relevant policy issues when giving full consideration to the sequential test and implementing the "Exception Test" where necessary. Applications will be supported by Flood Risk Assessments where appropriate that demonstrate the development will be safe, not increase flood risk elsewhere, and maximise opportunities to reduce flood risk. New developments shall incorporate appropriate Sustainable Drainage Measures (SuDs) in accordance with National Standards for Sustainable Drainage Systems. This should be informed by specific catchment and ground characteristics, and will require the early consideration of a wide range of issues relating to the management, long term adoption and maintenance of SuDs. For developments in areas with known surface water flooding issues, appropriate mitigation and construction methods will be required. Applications and proposals which relate specifically to reducing the risk of flooding (e.g. defence / alleviation work, retro-fitting of existing development, off site detention / retention basins for catchment wide interventions) will be encouraged. New development in areas with known ground and surface water flooding issues will seek to provide betterment in flood storage and to remove obstructions to flood flow routes where appropriate.

Protection of existing open space

Development proposals shall not involve the whole or partial loss of open space within settlements, or of outdoor recreation facilities, playing fields or allotments within or relating to settlements, unless: 1. a robust assessment of open space provision has identified a surplus in the catchment area to meet both current and future needs, and full consideration has been given to all functions that open space can perform 2. any replacement facility (or enhancement of the remainder of the existing site) provides a net benefit to the community in terms of the quality, availability and accessibility of open space or recreational opportunities. There should be no harm to spaces which: A. contribute to the distinctive form, character and setting of a settlement B. create focal points within the built up area C. provide the setting for important buildings or scheduled ancient monuments D. form part of an area of value for wildlife, sport or recreation, including areas forming part of a 'green corridor'. Local communities through Neighbourhood Plans shall designate Local Green Spaces which are of importance to them and are of particular local significance.

Provision of semi-natural and natural green space with new residential development

Strategic and major residential development shall be accompanied with additional accessible natural green space, proportionate to the scale of development. This will be provided to achieve the following target rates: • Provision of at least 2ha of accessible natural green space per 1,000 population • Provision of at least one accessible 20 hectare site within two kilometres of home; • Provision of one accessible 100 hectare site within five kilometres of home; and • No person should live more than 300m (or 5 minutes walk) from their nearest area of natural green space of at least 2 hectares in size. All strategic scale residential development will be expected to have a network of such spaces.

Air Quality

Development proposals which by virtue of their scale, nature or location are likely to exacerbate existing areas of poor air quality, will need to demonstrate that measures can be taken to effectively mitigate emission levels in order to protect public health and well being, environmental quality and amenity. Mitigation measures should demonstrate how they will make a positive contribution to the aims of any Air Quality Strategy for Stroud District and may include: 1. landscaping, bunding or separation to increase distance from highways and junctions 2. possible traffic management or highway improvements to be agreed with the local authority 3. abatement technology and incorporating site layout / separation and other conditions in site planning 4. traffic routing, site management, site layout and phasing 5. managing and expanding capacity in the natural environment to mitigate poor air quality.

Providing for biodiversity and geodiversity

European Sites: Development will safeguard and protect all sites of European and Global importance, designated as Special Area of Conservation (SAC), Special Protection Area (SPA) and Ramsar sites. Development must not result in significant adverse effects on these internationally important nature conservation sites, either alone or in combination with other projects and plans. The Council will expect development proposals to demonstrate and contribute to appropriate mitigation and management measures to maintain the ecological integrity of the relevant European site(s). With specific regard to recreational impacts, the Council will use core catchment zones that identify potential impact areas which extend beyond the relevant European site itself. Development proposals within such areas will take account of any relevant published findings and recommendations. There will be further assessment work on the Severn Estuary SPA and SAC that shall include recreational pressure. National Sites: Nationally important sites, including Sites of Special Scientific Interest (SSSI) and National Nature Reserves (NNR), will be safeguarded from development, unless the benefits of the development can be demonstrated to outweigh the identified national importance of the nature conservation interest or scientific interest of the site. Local Sites: Local sites, including Local Nature Reserves (LNR), Key Wildlife Sites (KWS) and Regionally Important Geological and Geomorphalogical Sites (RIGS) will be safeguarded from development, unless the benefits of the development outweigh the nature conservation or scientific interest of the site. Where development is considered necessary, adequate mitigation measures or, exceptionally, compensatory measures, will be required, with the aim of providing an overall improvement in local biodiversity and/or geodiversity. Opportunities will be sought to access and enhance the value of such sites for educational purposes, particularly in relation to promoting public awareness as well as appreciation of their historic and aesthetic value. New Development and the Natural Environment: All new development will be required to conserve and enhance the natural environment, including all sites of biodiversity or geodiversity value (whether or not they have statutory protection) and all legally protected or priority habitats and species. The Council will support development that enhances existing sites and features of nature conservation value (including wildlife corridors and geological exposures) that contribute to the priorities established through the Local Nature Partnership. Consideration of the ecological networks in the District that may be affected by development should take account of the Gloucestershire Nature Map, river systems and any locally agreed Nature Improvement Areas, which represent priority places for the conservation and enhancement of the natural environment. In this respect, all developments should also enable and not reduce species' ability to move through the environment in response to predicted climate change, and to prevent isolation of significant populations of species. The District will have a number of undesignated sites, which may nevertheless have rare species or valuable habitats. Where a site is indicated to have such an interest, the applicant should observe the precautionary principle and the Council will seek to ensure that the intrinsic value of the site for biodiversity and any community interest is enhanced or, at least, maintained. Where an impact cannot be avoided or mitigated (including post-development management and monitoring), compensatory measures will be sought. The Council may, in exceptional circumstances, allow for biodiversity offsets, to prevent loss of biodiversity at the District level. Protected Species: Development proposals that would adversely affect European Protected Species (EPS) or Nationally Protected Species will not be supported, unless appropriate safeguarding measures can be provided (which may include brownfield or previously developed land).

Landscape Character

Within the Cotswolds Area of Outstanding Natural Beauty (AONB), or on land that may affect its setting, priority will be given to the conservation and enhancement of the natural and scenic beauty of the landscape whilst taking account of the biodiversity interest and the historic and cultural heritage. Major development will not be permitted unless it is demonstrated to be in the national interest and that there is a lack of alternative sustainable development sites. In all locations development proposals should conserve or enhance the special features and diversity of the different landscape character types found within the District. Priority will be given to the protection of the quality and diversity of the landscape character. Development will only be permitted if all the following criteria are met: 1. The location, materials, scale and use are sympathetic and complement the landscape character; and 2. Natural features including trees, hedgerows and water features that contribute to the landscape character and setting of the development should be both retained and managed appropriately in the future. Opportunities for appropriate landscaping will be sought alongside all new development, such that landscape type key characteristics are strengthened. The Stroud District Landscape Assessment will be used when determining applications for development within rural areas.

Trees, hedgerows and woodlands

Development should seek where appropriate to enhance and expand the District's tree and woodland resource. Development that would result in the unacceptable loss of, or damage to, or threaten the continued well-being of protected trees, hedgerows, community orchards, veteran trees or woodland (including those that are not protected but are considered to be worthy of protection) will not be permitted. Where the loss of trees is considered acceptable, adequate replacement provision will be required that utilise species that are in sympathy with the character of the existing tree species in the locality and the site.

Equestrian development

The keeping of horses for leisure and recreational purposes or as part of commercially based equestrian activity shall be considered acceptable where development that, through its environmental impact, either enhances or does not diminish environmental quality of those rural areas in which it is to take place. The level of activity generated by a proposal will be taken into account. Such development shall be integrally connected with wider land management and be development requiring a countryside location. In particular, a longer term landholding management and maintenance plan will be expected to accompany any equestrian development proposal. Any proposal for the conversion or change of use of existing equestrian establishments to a non-equestrian use will be discouraged, unless there is a strong case setting out why an exception should be made.

Maintaining, restoring and regenerating the District's Canals

The Council will encourage the restoration of and other necessary functional improvements to the District's canals. It will seek to improve access to and along the canals to encourage use for transport and for leisure / recreational purposes. Development on the route of, or adjacent to, the Stroudwater Navigation, the Thames and Severn Canal or the Gloucester & Sharpness Canal must not prevent the improvement, reconstruction, restoration or continued use of the canals or towpaths. All developments adjacent to the canals must respect their character, setting, biodiversity and historic value as well as have regard to improving and enhancing views along and from the canals. Environmental improvements to any canal's appearance will include enhancement of its historic and biodiversity value. In assessing any proposals for development along or in the vicinity of any of the Districts three canals, the Council will have regard to any relevant adopted design guidance. Reasonably related financial contributions may be sought via Community Infrastructure Levy or, where appropriate, via legal agreements for contributions towards the improvement or restoration of the related canal and towpaths.

Valuing our historic environment and assets

Stroud District's historic environment will be preserved, protected or enhanced, in accordance with the principles set out below: 1. Any proposals involving a historic asset shall require a description of the heritage asset significance including any contribution made by its setting, and an assessment of the potential impact of the proposal on that significance, using appropriate expertise. This can be a desk based assessment and a field evaluation prior to determination where necessary and should include the Gloucestershire Historic Environment Record. 2. Proposals and initiatives will be supported which conserve and, where appropriate, enhance the heritage significance and setting of the Districts heritage assets, especially those elements which contribute to the distinct identity of the District. These include: A. the 68 sites of national archaeological importance (which are designated as Ancient Monuments), any undesignated archaeology of national significance, and the many buildings that are Listed as having special architectural or historic interest B. the stone, bronze, iron age and roman settlements and remains; the medieval settlements including Berkeley Castle; historic houses; historic parks; gardens and villages C. the townscapes of the larger towns such as Stroud where the industrial heritage influenced its historic grain, including its street layouts and plot sizes D. the District's historic market towns and villages, many with designated conservation areas, such as Berkeley, Wotton Under Edge, Minchinhampton, Painswick and Dursley. 3. Proposals will be supported which protect and, where appropriate, enhance the heritage significance and setting of locally identified heritage assets, such as buildings of local architectural or historic interest, locally important archaeological sites and parks and gardens of local interest. 4. Proposals will be supported which protect and, where appropriate, enhance key views and vistas, especially of the spires and towers of historic churches and mills. 5. Any harm or loss would require clear and convincing justification to the relevant decision-maker as to why the heritage interest should be overridden. A full programme of work shall be submitted with the application, together with proposals to mitigate any adverse impact of the proposed development, and where appropriate, be implemented through measures secured by planning condition(s) or through a legal agreement.

Gypsy, Traveller and Travelling Showpeople Sites

The Council will safeguard existing authorised sites for Gypsy, Traveller and Travelling Showpeople uses provided there remains a need for these uses within the District. A locally set target of 31 additional pitches is identified to meet Gypsy and Traveller residential needs from 2012 to 2031. A locally set target of 8 additional plots is also identified to meet Travelling Showpeople residential needs from 2012 to 2031. The Council will ensure that a five years' supply of specific deliverable sites is maintained throughout the lifetime of the Local Plan by adopting the following sequential approach: 1. First preference will be to include additional pitches /plots within the boundaries of existing suitable sites 2. Second preference will be to extend existing suitable sites 3. Only where a sufficient supply of additional pitches or plots cannot be achieved through sustainable development at the above locations should new sites be identified. If the need cannot be met at any existing suitable site the following location criteria will apply: A. The proposal will not have a significant detrimental impact on neighbouring residential amenity or other land uses B. The site has safe and satisfactory vehicular and pedestrian access to the surrounding principal highway network C. The site is situated in a suitable location in terms of local amenities and services including schools, shops, health services, libraries and other community facilities D. The site is capable of providing adequate on-site services for water supply, mains electricity, waste disposal and foul and surface water drainage E. The site will enable vehicle movements, parking and servicing to take place, having regard to the number of pitches/plots and their requirements as well as enabling access for service and emergency vehicles F. The site is not situated within an unacceptable flood risk area.

Strategic growth and development locations

Stroud District will accommodate at least 11,400 additional dwellings, 950 additional care home bedspaces (2013-31) and 58 hectares of additional employment land for the period 2006-2031. Strategic sites are identified at the following locations: Location | Employment | Housing Hunts Grove Extension | | 750 Quedgeley | East 13 ha | North East Cam | 12 ha | 450 Sharpness | 17 ha | 300 Stroud Valleys Intensification | | West of Stonehouse | 10 ha | 1,350 Outside of strategic sites, development will take place in accordance with the settlement hierarchy set out in this Plan. Housing development will take place within settlement development limits, B class employment development will take place within designated employment areas and retail development will take place in accordance with the Retail Hierarchy. Limited development will take place outside of these designated areas and in accordance with other policies of the Plan. Stroud District Council will give due consideration to the need to assist other local planning authorities in this housing market area in meeting their unmet objectively assessed development and infrastructure needs, including through an early review of this Local Plan, to ensure that any shortfalls that may arise in the delivery of housing and employment growth (as identified through the other authority's local plan process) are provided for in sustainable locations.

Settlement Hierarchy

Proposals for new development should be located in accordance with the District's settlement hierarchy. This will ensure that development reduces the need to travel and promotes sustainable communities based on the services and facilities that are available in each settlement. The use of previously developed land and buildings will be encouraged. Accessible Local Service Centres - First Tier Cam and Dursley, Stonehouse, Stroud These are the District's main towns. They are the primary focus for growth and development to safeguard and enhance their strategic roles as employment and service centres. They will continue to provide significant levels of jobs and homes, together with supporting community facilities and infrastructure to meet their economic potential in the most sustainable way. Local Service Centres – Second Tier Berkeley, Frampton on Severn, Hunts Grove (anticipated) Minchinhampton, Nailsworth, Wotton Under Edge These market towns, large villages and planned urban extension have the ability to support sustainable patterns of living in the District because of their current levels of facilities, services and employment opportunities. They have the potential to provide for modest levels of jobs and homes in order to help sustain and, where necessary, enhance their services and facilities, promoting better levels of self containment and viable, sustainable communities. Accessible Settlements with Limited Facilities – Third Tier Amberley, Bisley, Brimscombe, Chalford, Coaley, Eastington, Hardwicke, Horsley, Kings Stanley, Kingswood, Leonard Stanley, Manor Village, Newtown / Sharpness, North Nibley, North Woodchester, Oakridge Lynch, Painswick, Slimbridge, Uley, Upton St. Leonards Whiteshill / Ruscombe, Whitminster. These villages possess a limited level of facilities and services that, together with improved local employment, provide the best opportunities outside the Local Service Centres for greater self containment. They will provide for lesser levels of development in order to safeguard their role and to provide through any Neighbourhood Plans some opportunities for growth and to deliver affordable housing. Accessible Settlements with Minimal Facilities – Fourth Tier Box, Brookthorpe, Bussage, Cambridge, Eastcombe, France Lynch, Middleyard, Newport, Nympsfield, Randwick, Selsley, South Woodchester, Stinchcombe, Stone, Thrupp Accessible Settlements with minimal facilities are defined as settlements with a very limited range of employment, services and facilities. Small villages have a low level of services and facilities and few employment opportunities. Development will be limited to that needed to help meet the housing needs of settlements and to improve employment opportunities, services and facilities. As such there is some limited scope for development within these settlements, should this be required to meet specific needs identified by these communities in any Neighbourhood Plans. Unclassified – Fifth Tier Arlingham, Cranham, Haresfield, Hillesley, Longney, Saul, Sheepscombe, These remaining settlements have a lack of basic facilities to meet day to day requirements. However, there could be scope for very limited development, should this be required to meet a specific need identified by these communities in any Neighbourhood Plans.

Affordable housing

There is an overall unadjusted need for affordable housing of 446 dwellings per annum. Planning permission will be granted for residential (including extra care) development providing an appropriate density that is acceptable in townscape, local environment, character and amenity terms, dwelling types, tenures and sizes seamlessly integrated with existing development or proposed mixed-use development. Affordable housing should broadly reflect the sizes and types that meet the proven needs of people who are not able to compete in the general housing market as well as reflecting the dwelling sizes and design in the proposed development. All residential proposals of at least 4 dwellings (net) or capable of providing 4 dwellings (net) covering a net site area of at least 0.16 ha will provide at least 30% of the net units proposed as affordable dwellings, where viable. On sites capable of providing less than four dwellings (net) a financial contribution to affordable housing of at least 20% of total development value will be expected (where viable) and will usually be secured through a s106 agreement or any equivalent future legal mechanism. The Council will negotiate the tenure, size and type of affordable units on a site by site basis having regard to housing needs, site specifics and other factors.

Gypsy, traveller and travelling showpeople sites

Gypsy, traveller and travelling showpeople sites

Strategic growth and development locations

Strategic growth and development locations sets out the overall strategy for distributing future housing growth and meeting the District's strategic housing needs throughout the Plan period.

New housing development

New housing development must be well designed to address local housing needs, incorporating a range of different types, tenures and sizes of housing, to create mixed communities. New developments should take account of the District's housing needs, as set out in the Strategic Housing Market Assessment. Residential development proposals will need to: 1. Be built at an appropriate density that is acceptable in townscape, local environment, character and amenity terms 2. Have a layout that supports accessibility by bus, bicycle and foot to shopping and employment opportunities, key services and community facilities or contribute towards provision of new sustainable transport infrastructure to serve the area 3. Have a layout, access, parking, landscaping and community facilities that are appropriate to the site and its surroundings 4. Use sustainable construction techniques and provide renewable or low carbon energy sources in association with the proposed development and 5. Enable provision of infrastructure in ways consistent with cutting greenhouse gas emissions and adapting to climate change and its consequences. Major residential development proposals will be expected to enhance biodiversity on site and, where appropriate, through a network of multi-functional green spaces, which support the natural and ecological processes

Meeting small-scale housing need within defined settlements

Within defined settlement development limits, permission will be granted for residential development or redevelopment, providing all the following criteria are met: 1. the proposed housing is of a scale, density, layout and design that is compatible with the character, appearance and amenity of the part of the settlement in which it would be located and the density proposed is at as high a level as is acceptable, in terms of townscape, street scene and amenity 2. where appropriate schemes should include a variety of dwelling types and sizes, which meet identified local needs 3. on edge of settlement sites, the proposal would not appear as an intrusion into the countryside and would retain a sense of transition between the open countryside and the existing settlement's core 4. it would not cause the loss of, or damage to, any open space which is important to the character of the settlement 5. it would not result in the loss of locally valued habitat which supports wildlife 6. any natural or built features on the site that are worthy of retention are incorporated into the scheme 7. an appropriate area of private amenity space is provided for the occupiers of each dwelling house. Where other types of residential accommodation are proposed, an appropriate level of amenity space to serve the scheme as a whole is provided 8. it is not subject to any other over-riding environmental or other material planning constraint 9. have a layout, access and parking appropriate to the site and its surroundings.

Providing new homes above shops in our town centres

Proposals to use the upper floors above shops and offices in identified town and local centres for residential use (three units or more) will be permitted where this does not threaten the continued ground floor commercial use or the vitality of the town centre.

Strategic self-build housing provision

At strategic sites allocated within this Local Plan a minimum of 2% of the dwellings shall be to meet Government aspirations to increase self build developments, subject to appropriate demand being identified. In determining the nature and scale of any provision, the Council will have regard to viability considerations and site-specific circumstances. These schemes will: 1. Be individually designed, employing innovative approaches throughout that cater for changing lifetime needs 2. Provide for appropriate linkages to infrastructure and day to day facilities 3. Include a design framework to inform detailed design of the individual units, where more than one self build unit is proposed.

Meeting small scale housing need within defined settlements

Meeting small scale housing need within defined settlements

Providing new homes above shops in our town centres

Providing new homes above shops in our town centres

Strategic self-build housing provision

At strategic sites allocated within this Local Plan a minimum of 2% of the dwellings shall be to meet Government aspirations to increase self build developments, subject to appropriate demand being identified. In determining the nature and scale of any provision, the Council will have regard to viability considerations and site-specific circumstances. These schemes will: 1. Be individually designed, employing innovative approaches throughout that cater for changing lifetime needs 2. Provide for appropriate linkages to infrastructure and day to day facilities 3. Include a design framework to inform detailed design of the individual units, where more than one self build unit is proposed.

Local housing need (exception sites)

Planning permission may be granted for affordable housing on sites adjoining identified settlement development limits. Such sites should be located adjoining an identified accessible settlement with limited facilities ('third tier') or above in terms of the Plan settlement hierarchy, unless specific local need and environmental considerations indicate that provision should be met at fourth or fifth tier settlements. The Council shall meet local affordable housing need, where: 1. the Council is satisfied that there is a clearly evidenced local need, which cannot be readily met elsewhere in the locality, for the number and type of housing proposed 2. the site is accessible to a range of local services, such as shops, primary schools, healthcare and public transport 3. it is not subject to any other over-riding environmental or other material planning constraint 4. appropriate legal agreements are entered into to ensure that such dwellings will remain available as affordable housing for local need, in perpetuity with the necessary management of the scheme 5. the gross internal floor area of these dwellings shall comply with the latest recommended standards used by the Homes and Communities Agency.

Replacement dwellings

The replacement of dwelling houses outside defined settlement development limits will only be permitted where all the following criteria are met: 1. the residential use has not been abandoned 2. the scale, form and footprint of the replacement dwelling is smaller than, or of a similar size to the existing dwelling (including any extensions), and the design does not detract from the character or appearance of its surroundings 3. a minor enlargement of the replacement may be permitted, but only to allow the dwelling to achieve a basic living standard and where the design does not detract from the character and appearance of the area 4. the existing dwelling is not a caravan or mobile home.

Residential sub-division of dwellings

In considering proposals for the sub-division of existing dwellings into two or more self-contained residential units the Council will have regard to: 1. the provision of adequate vehicular access, car parking, amenity space and facilities for refuse storage 2. the adequacy of the internal accommodation relative to the intensity of occupation envisaged and the impact upon any neighbouring residential or other units, including privacy, loss of daylight and overbearing effect 3. the likely impact on the character and appearance of the immediate neighbourhood of the design, scale, form and footprint of any proposed extension or alteration 4. no significant new extension should be made to any dwelling located outside defined settlement development limits: minor extension may be permitted only where essential in order for the new units to achieve basic living standards 5. the sustainability of the new development based around the site location and its relationship to the Plan's settlement hierarchy, including accessibility to shops, services and facilities 6. the need to minimise built form through the conversion of any existing outbuildings.

Annexes for dependents or carers

Permission will be granted for the creation of an annexe where there is a clear justification for a dependant or full-time carer. The following criteria must be satisfied: 1. the annexe is linked to the main dwelling by an internal door or doors 2. the annexe is readily convertible into an extension to the main dwelling when no longer required for family health circumstances. Permission may be granted to convert an existing outbuilding within the curtilage of a dwellinghouse to a self-contained annexe where it is not possible to attach the outbuilding to the main house. Any such application will require a legal agreement to ensure that a new dwelling is not created in an unsustainable location. Any outbuilding to be converted must be closely related to the main dwelling and have shared parking and amenity (garden) space.

Extensions to Dwellings

Permission will be granted for the extension of residential properties, and for erection of outbuildings incidental to the enjoyment of the dwelling, provided all the following criteria are met: 1. the plot size of the existing property is large enough to accommodate the extension or outbuilding without resulting in a cramped or overdeveloped site 2. the height, scale, form and design of the extension or outbuilding is in keeping with the scale and character of the original dwelling (taking into account any cumulative additions), and the site's wider setting and location 3. following construction of the extension, or outbuilding, sufficient space is available for the parking of cars, in line with the Council's Parking Standards, in a way that does not detract from the character and appearance of the area 4. the proposed construction meets sustainability requirements for new build dwellings and any opportunity to enhance the energy efficiency of the existing dwelling or unit is taken.

Stroud Valleys

Land within the Stroud Valleys at the following specific locations (as identified on the policies map) is allocated for mixed use development, subject to viability and site specific circumstances, including at least 450 dwellings: SA1a Land at Dudbridge Canal related tourism development, retail and employment uses SA1b Cheapside 30 dwellings, town centre and canal uses SA1c Ham Mill 100 dwellings and employment uses SA1d Brimscombe Mill 40 dwellings and employment uses SA1e Brimscombe Port 150 dwellings, canal related tourism development and employment uses SA1f Wimberley Mills 100 dwellings and employment B1-B8 uses SA1g Dockyard Works 30 dwellings and employment B1-B8 uses Development briefs, to be approved by the District Council, will detail the way in which the land uses and infrastructure will be developed in an integrated and co-ordinated manner. These will address the following: 1. The provision of 30% affordable dwellings, unless viability testing indicates otherwise 2. Contributions to education and community uses to meet the needs of the development 3. Accessible natural greenspace, public outdoor playing space and/or appropriately landscaped canal public realm space 4. Landscaping incorporating existing hedgerows and trees 5. The acceptable management and disposal of surface water, including sustainable drainage systems (SuDS) 6. Adequate and timely infrastructure to tackle wastewater generated by the development, in accordance with the infrastructure Delivery Plan and with the agreement of the relevant water companies 7. Be supported by an acceptable Flood Risk Assessment, which also addresses the Flood Risk Sequential Test document recommendations that accompanied this Local Plan 8. Improvements to, and restoration of, the river corridor for biodiversity and flood risk enhancements 9. Cycle and pedestrian routes along the canal and river corridors, linking up with the existing network 10. Improvements to or restoration of the related canal and towpaths 11. Contributions towards bus services to improve bus frequencies and quality, and to connect the development with Stroud and adjoining settlements as part of a wider managed, safe and accessible transport network Phasing arrangements will be put in place to ensure that employment land is developed and completed in parallel with housing land completions.

West of Stonehouse

Land to the west of Stonehouse, as identified on the policies map, is allocated for a mixed use development including residential, employment and community uses. A development brief, incorporating a design vision and a masterplan, to be approved by the District Council, will detail the way in which the land uses and infrastructure will be developed in an integrated and co-ordinated manner. This will address the following: 1. 1,350 dwellings, including at least 405 (30%) affordable dwellings, unless viability testing indicates otherwise 2. 10 hectares of B1, B2 and B8 employment land 3. A local centre, incorporating local retail and community uses to meet the needs of the development 4. A two form entry primary school and contributions to secondary school provision 5. Contributions to local community services 6. Accessible structural natural green space, allotments and formal public outdoor playing space, including sports pavilion/community building 7. Structural landscaping buffer around Nastend and to the east of Nupend, incorporating existing hedgerows and trees 8. Long term management and maintenance of open spaces to deliver local biodiversity targets 9. The acceptable management, maintenance and disposal of surface water, including sustainable urban drainage systems (SuDs) 10. Restored watercourse corridor that enhances biodiversity and water quality and improves flood storage and flow rates 11. Adequate and timely infrastructure to tackle wastewater generated by development, in agreement with the relevant water authorities 12. Opportunities to improve transport connectivity with Stonehouse and Stonehouse town centre for pedestrians, cyclists, public transport and private car 13. Cycle and pedestrian routes through the development, connecting Nastend and Nupend with the town centre, Stroudwater Industrial Estate and Oldends Lane and footpath links from the development to the surrounding rural network, including improvements to the canal towpath 14. Primary vehicular access from A419 Chipmans Platt roundabout and additional vehicular access from Brunel Way and Oldends Lane 15. Traffic calming measures within the development and locality, as approved by the Highways Authority 16. Bus stops and shelters at appropriate locations to serve the new development 17. Contributions towards bus services to improve bus frequencies and quality and to connect the development with Stonehouse and Stonehouse town centre 18. Contributions towards the provision of a new railway station at Stonehouse, subject to the plans of Network Rail 19. Address any identified constraints and recommendations referred to in the Stroud Infrastructure Delivery Plan in this location 20. Phasing arrangements to ensure that employment land is developed and completed in parallel with housing land completions and community and retail provision is made in a timely manner.

North east of Cam

Land to the north east of Cam, as identified on the policies map, is allocated for a mixed use development including employment, residential and community uses. A development brief incorporating an indicative masterplan, to be approved by the District Council, will detail the way in which the land uses and infrastructure will be developed in an integrated and co-ordinated manner. This will address the following: 1. 450 dwellings, including 135 affordable dwellings, unless viability testing indicates otherwise 2. 11.4 hectares of B1, B2 and B8 employment land 3. Contributions towards education provision and to local community services 4. Landscaped linear park, including footpath along the River Cam and enhanced flood plain storage capacity 5. Accessible natural green space and public outdoor playing space, including changing rooms / community building 6. Structural landscaping buffer to the south east of the development, below the 50m contour, incorporating existing hedgerows and trees 7. The acceptable management and disposal of surface water, including sustainable drainage systems (SuDS) 8. Adequate and timely infrastructure to tackle wastewater generated by the development, in agreement with the relevant water company, and including any other constraints and recommendations referred to in the Stroud Infrastructure Delivery Plan 9. Extension to the Cam and Dursley cycle route along the line of the disused railway, through to the southern edge of the site and connecting Box Road with Courthouse Gardens 10. Improvements to Box Road, including the provision of a lit cycleway and footpath between the A4315 and Cam and Dursley railway station 11. Primary vehicular access from A4315 south of Draycott Industrial Estate, and additional vehicular access from Box Road 12. Traffic calming measures within the development and locality, as approved by the Highways Authority 13. Bus stops and shelters at appropriate locations, to serve the new development 14. Contributions towards bus services to improve bus frequencies and quality and to connect the development with Cam and Dursley 15. Contributions to improvements to passenger facilities at Cam and Dursley railway station Phasing arrangements will be put in place to ensure that employment land is developed and completed in parallel with housing land completions.

Hunts Grove Extension

The development proposals for the Hunts Grove extension should be accompanied by a comprehensive masterplan, to be approved by the local planning authority, which demonstrates how the additional development will be integrated into the Hunts Grove new community and how the following components will be delivered to ensure that the new community is delivered in a cohesive and sustainable manner: 1. A local centre of sufficient scale to meet the day-to-day needs of the Hunts Grove new community as a whole, incorporating local retail and community uses 2. A primary school of sufficient scale to meet the needs of the Hunts Grove new community 3. Accessible natural greenspace and publicly accessible outdoor playing-space, with appropriately scaled changing facilities 4. Structural landscaping buffer around the southern and western boundaries of the development incorporating existing hedgerows and trees, as appropriate 5. The acceptable management and disposal of surface water including sustainable urban drainage systems (SuDs) 6. Adequate and timely infrastructure to tackle wastewater generated by the development, in agreement with the relevant water company 7. No built development will be located in Flood Zones 2, 3a or 3b. The Council will also seek opportunities to reduce the overall level of flood risk to the area and improve flood storage capacity through the layout, use and form of the development 8. Cycle and pedestrian routes through the development connecting with Haresfield Lane and the existing Hunts Grove development 9. Primary vehicular access from the principal A38 junction serving the Hunts Grove new community, with secondary access from Waterwells Drive, as part of a wider managed, safe and accessible transport network, identified in the evidence base transport assessments 10. Access arrangements within the site to encourage use of public and sustainable modes of transport and to encourage lower vehicle speeds 11. Bus stops and shelters at appropriate locations to serve the new development 12. Contributions towards bus services to improve bus frequencies and quality; and 13. Safeguarding land for the provision of a potential future railway station and appropriate contributions towards the opening of the Hunts Grove railway station (subject to the plans of Network Rail).

Infrastructure and developer contributions

The Council will work with partners to ensure that infrastructure will be in place at the right time to meet the needs of the District and to support the development strategy. This will be achieved by: 1. The preparation and regular review of the Infrastructure Delivery Plan (IDP) for the District that will set out the infrastructure to be provided by partners, including the public sector and utilities 2. Securing contributions to all aspects of land use, infrastructure and services that may be affected by development, in accordance with the District Council's identified priorities and objectives for delivering sustainable communities 3. The preparation of a Community Infrastructure Levy (CIL) charging schedule that sets out the level of developer contributions towards new or upgraded infrastructure to support the overall development strategy 4. Negotiating appropriate planning obligations to mitigate any adverse impacts of proposed development – while avoiding duplication of payments made through CIL. Where implementation of a development would create a need to provide additional or improved infrastructure and amenities, would have an impact on the existing standard of infrastructure provided, or would exacerbate an existing deficiency in their provision, the developer will be expected to make up that provision for those local communities affected. Where the developer is unable to make such provision, the Council will require the developer to make a proportionate contribution to the overall cost of such provision through a legal agreement and/or Community Infrastructure Levy. Various types of contribution will be used, including the following: 1. In-kind contributions and financial payments 2. Phased payments and one-off payments 3. Maintenance payments 4. Pooled contributions 5. A combination of the above. In determining the nature and scale of any provision, the Council will have regard to viability considerations and site specific circumstances.

Developer contributions to services, community facilities and infrastructure

Developer contributions to services, community facilities and infrastructure

Sharpness Docks

Development within the Sharpness Docks Estate, as identified on the policies map, will deliver, in accordance with an approved masterplan: a) In the Sharpness Docks South, dock uses and dock related industrial and distribution uses, including: 1. Expansion land (7 hectares) for new development 2. Vehicular access via the internal dock roads below / including the low level bridge b) In the Sharpness Docks North, a mix of tourism, leisure and recreational uses, supported by new housing development, including: 1. Up to 300 dwellings, including 90 affordable dwellings, unless viability testing indicates otherwise 2. Hotel, holiday lodges and fixed camping uses 3. An expanded marina basin including ancillary retail and food and drink uses 4. Tourism and recreational related facilities, including a community football pitch, community gardens, informal green space and equestrian development 5. Landscaping incorporating existing hedgerows and trees 6. Contributions towards education provision 7. The acceptable management and disposal of surface water, including sustainable drainage systems (SuDS) 8. Adequate and timely contributions towards improvements to the wastewater and sewerage network in agreement with the relevant water companies 9. Cycle and pedestrian routes through the development, connecting with Oldminster Road and the Severn Way, including the restoration of the former railway bridge link and improvements to the high level swing bridge 10. Vehicular access from Oldminster Road with links under the former railway bridge into the north east and via the high level bridge to the north west, including safe access and egress during flood events 11. Traffic calming measures within the development and locality, as approved by the Highways Authority 12. Bus stops and shelters at appropriate locations to serve the new development 13. Contributions towards bus services to improve bus frequencies and quality and to connect the development with Berkeley and Dursley 14. A sequential approach to site layout and flood risk, with more vulnerable development being located within Flood Zone 1 The disused rail line will be protected, should it prove feasible to reinstate the Docks rail link. Planning applications for Sharpness Docks must ensure no adverse effect will occur on the integrity of the Severn Estuary SAC / SPA / Ramsar site, otherwise planning permission will not be granted.

Presumption in favour of sustainable development

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

Town centres and retailing

Town centre uses will be located according to the Retail Hierarchy as set out below, in order to promote choice, competition and innovation: • Principal Town Centre: Stroud • Other Town Centres: Dursley, Stonehouse, Nailsworth, Wotton-under-Edge • District Centres: Berkeley, Cam, Minchinhampton, Painswick • Local Centres: Cainscross, Hunts Grove (anticipated), Kings Stanley, Whitminster, west of Stonehouse (anticipated) • Neighbourhood Shopping: Kingshill, Woodfields, Brimscombe, Manor Village A. Stroud town centre will remain the principal town centre in the District. Proposals for major town centre uses will be directed sequentially to the Primary Shopping Area but then to the wider town centre. After Stroud, priority will be given to improving retail facilities in Dursley, Stonehouse, Nailsworth & Wotton-under-Edge. B. The vitality and viability of all the District's centres will be maintained and enhanced, as will their existing range of uses, including local markets. This will involve widening the range of uses and encouraging convenient and accessible shopping, service and employment facilities to meet the day-to-day needs of residents. C. On large new urban extension sites, which are not within easy walking distance of existing shops and services, new local centres will be established or existing retail functions adapted to serve the needs of the residents. Such centres should be of a scale appropriate to the site, should not undermine the role or function of other centres within the retail hierarchy and should not become destinations in their own right. D. Retail and other uses (including leisure, entertainment, cultural and tourist uses as well as other mixed-uses) that would support the vitality and viability of the centres in the hierarchy below Stroud town centre will be directed sequentially to within designated town centre or local centre boundaries, then to edge-of-centre locations and, only if suitable sites are not available, to out-of-centre locations, provided they: 1. are of a scale and nature that is appropriate to the size and function of the centre and 2. would not lead to unsustainable trip generation from outside their catchments. E. Outside these centres, the following types of retail provision will be supported: 1. bulky-goods non-food retail development so long as any increase in floorspace will not have an unacceptable impact on town centres and the proposal is in accordance with the sequential test as set out in national policy 2. specialist uses (including car showrooms) and trade centre developments not within key employment sites, where it will not have an unacceptable impact on a town centre 3. small-scale ancillary retail uses within employ

Provision of new tourism opportunities

Tourist development, including attractions and tourist accommodation, will be encouraged and supported inside settlement development limits at Accessible Local Service Centres, Local Service Centres and Accessible Settlements with Limited Facilities, subject to a sequential assessment. Proposals must carefully consider the need to protect and enhance landscapes and environmentally sensitive sites, whilst aiming to provide adequate facilities, enhancing enjoyment and improving the financial viability of the attraction. In exceptional cases, development may be supported in lower tier settlements, where: 1. there is evidence that the facilities are in conjunction with a particular countryside attraction and it is demonstrated how the proposal could assist rural regeneration and the well being of communities 2. no suitable alternative existing buildings or sites exist which are available for re-use or a countryside location is essential for the proposed use 3. the scale, design and use of the proposal is compatible with its wider landscape setting and would not detract from any acknowledged biodiversity interest, character or appearance of the landscape or settlement and would not be detrimental to the amenities of residential areas 4. the building is served by adequate access and infrastructure 5. the site has reasonable access to local services.

Non-retail uses in primary frontages

Within Primary Shopping Frontages, the change of use from retail (A1) at ground floor level to other uses within Class A will be acceptable where non A1 retail units do not exceed 30% of total frontage length 50m either side from the application site edges. There may be more than one frontage to be considered on some buildings. Uses outside Class A will not be permitted.

Non-retail uses in secondary frontages

Within Secondary Shopping Frontages, the change of use from retail (A1) at ground floor level to other uses within use classes A2 to A5, amusement centres/arcades, laundrettes, community use, healthcare, leisure and recreational uses will be acceptable in principle, subject to: 1. the overall shopping character is not undermined; 2. the proposed use contributes positively to the town centre as the focus of commercial or community life of the town; and 3. there is no detrimental effect on the visual or other special character and amenities of the surrounding area.

Floorspace thresholds for Impact Assessments

In order to ensure that full consideration is given to the scale of development and whether this would have any significant adverse impacts, proposals involving additional retail floorspace and variations in the types of goods to be sold from existing floorspace, that is in excess of the following thresholds, should be accompanied by a Retail Impact Assessment: Retail hierarchy settlement classification: Defined settlements in the District - Retail floorspace threshold (gross) Principal Town Centre - Stroud - 1000 sq m Other Town Centres - Dursley, Nailsworth, Stonehouse, Wotton-Under-Edge - 500 sq m District Centres - Berkeley, Cam, Minchinhampton, Painswick - 500 sq m Local Centres - Cainscross, Hunts Grove (anticipated), Kings Stanley, Whitminster, west of Stonehouse (anticipated) - 500 sq m Neighbourhood Shopping - Brimscombe, Kingshill, Manor Village, Woodfields - 500 sq m Outside the identified retail hierarchy - 500 sq m The Council will expect Impact Assessments to contain information on the following issues: 1. the impact on existing, committed and planned public and private investment; and 2. the impact on town centre vitality and viability, with particular reference to choice and competition and town centre trade/turnover. Exceptionally a Retail Impact Assessment may be required for smaller units where it is considered that the development either alone or with other development would harm nearby centres. Where Impact Assessments present evidence of significant adverse impacts on an existing centre, development will be refused.

Demand management and sustainable travel measures

Proposals for major schemes, as defined by the Town and Country Planning (Development Management procedure) (England) Order 2010, will be supported where they: 1. Provide for a variety of forms of transport as alternatives to the car to allow more sustainable choices 2. Improve the existing infrastructure network, including road, rail and bus, facilities for pedestrians and cyclists, including provision for those with reduced mobility, and other users 3. Mitigate any significant adverse affects upon the transport network that arise from the development proposed. In all development cases, schemes shall: i) be located where there are, or will be, at the time of development, choices in the mode of transport available and which minimise the distance people need to travel ii) provide appropriate vehicular parking, having regard to car ownership and the Council's adopted standards iii) not be detrimental to and, where possible, enhance road safety and iv) not cause or contribute to significant highway problems or lead to traffic related environmental problems. Development proposals shall be consistent with and contribute to the implementation of the agreed transport strategy, set out in the Gloucestershire Local Transport Plan. Any transport assessment needs will be consistent with the requirements set out in the Gloucestershire Local Transport Plan.

Promoting transport choice and accessibility

Where appropriate, new developments will be required to connect into the surrounding infrastructure and contribute towards new or improved walking, cycling and rail facilities within the District and the provision of an integrated public transport network across the District. Developers must take account of the proposals included within Stroud Infrastructure Delivery Plan and the Gloucestershire Local Transport Plan. In appropriate circumstances, new development will be required to contribute towards these schemes. Contributions, where reasonable and viable, will be sought towards these strategic transport infrastructure schemes from major development proposals throughout the plan period. Proposals which are likely to prejudice the future development of strategic transport infrastructure will not be permitted. All development proposals should have full regard to the traffic impact on the local highway network. Major development proposals, or those that are likely to have a significant impact on the local transport network, will be required to submit a Transport Assessment as well as a Travel Plan, to demonstrate that they have fully considered access by all modes of transport. The Travel Plan shall set out targets and measures for addressing travel demand through a package of measures, maximising accessibility by sustainable transport modes, minimising traffic generation and mitigating the effects of additional traffic through a package of multi-modal measures which minimise the distance people have to travel. Any planning permission will require full implementation of the Travel Plan. Vehicular parking standards for new development should be provided in accordance with adopted standards, as set out in Appendix 2 of this Local Plan, or where the developer can adequately justify their own parking provision with evidence accompanying any planning application. Evidence will need to demonstrate that the level would not have a detrimental impact on the local road network.

Protecting and extending our cycle routes

The Council will encourage proposals that develop and extend our cycle network. Major development should provide new cycle routes within the development and connect to nearby established cycle routes. Development will not be permitted where it significantly harms an existing cycle route or prejudices the future implementation of the following routes: 1. The Eastington to Chalford cycle route 2. The Eastington to Nailsworth cycle route 3. The Cam and Dursley cycle route (and any proposed future extension to Uley) 4. The National Cycle Network Route 41 (Bristol to Stratford) and Route 45 (Salisbury to Chester) which cross the District and connecting routes to and from the Stroud Valleys Pedestrian Cycle Trail and the Cam and Dursley cycle route 5. Any other part of the cycle network highlighted through the Local Transport Plan.

Provision and protection of rail stations and halts

Proposals for the opening or re-opening of passenger stations and halts, and the provision of rail freight facilities will be permitted where acceptable potential sites are identified by feasibility studies. Development which would result in the loss of land or facilities necessary for the efficient operation of existing stations, or for the provision of stations/halts at Stonehouse (Bristol line) and Hunts Grove, will not be supported.

Protection of freight facilities at Sharpness Docks

Proposals for development within Sharpness Docks (south of the lower swing bridge) which would support the viability of the docks for handling freight and shipping repairs will be supported, where the proposal would not have a demonstrable detrimental impact on the environment or amenity.

Provision of public transport facilities

Development proposals should cater for the needs of bus and taxi operators, where appropriate. Layouts should encourage operational efficiency, maximise likely bus passenger traffic and include ancillary facilities such as shelters and seating for users.