Planning in Sunderland

Healthy and safe communities

The council will seek to improve health and wellbeing in Sunderland by: 1. working with the NHS to improve health outcomes, particularly in areas with the poorest health and reduce health inequalities generally; 2. protecting existing health facilities and/or supporting the provision of new or improved facilities (Policy VC5); 3. promoting and facilitating active and healthy lifestyles; 4. supporting the integration of health facilities and services with other community uses (education, sport, cultural and leisure) through multi-purpose buildings; 5. managing the location/number of and access to unhealthy eating outlets (Policy VC4); 6. ensuring that new developments:- i. are age friendly, inclusive, safe, attractive and easily accessible on foot or by bicycle; ii. have a strong sense of place which encourages social interaction; iii. are designed to promote active travel and other physical activities through the arrangement of buildings, location of uses and access to open space; iv. promote improvements and enhance accessibility to the city's natural, built and historic environments; v. do not have unacceptable adverse impacts upon amenity which cannot be adequately mitigated (Policies HS1 and HS2); vi. appropriately address any contaminated land to an acceptable level (Policy HS3); and vii. submit a Health Impact Assessment (HIA) as part of any application for large-scale development. Where significant adverse health impacts are identified, development should be resisted unless appropriate mitigation can be provided.

Protection and delivery of community facilities and local services

Community facilities and local services will be protected and enhanced by: 1. resisting their loss, unless a replacement facility that meets the needs of the community is provided, or the community facility is no longer required in its current use and it has been demonstrated that it is not suitable for any other community uses; 2. supporting development of new and extended community facilities. Developments for new community facilities should be located in accessible neighbourhood and centre locations; and 3. supporting the shared use of facilities, provided that it can be demonstrated that such shared use will not adversely affect the level of social and community provision.

Design quality

To achieve high quality design and positive improvement, development should: 1. create places which have a clear function, character and identity based upon a robust understanding of local context, constraints and distinctiveness; 2. maximise opportunities to create sustainable, mixed-use developments which support the function and vitality of the area in which they are located; 3. be of a scale, massing, layout, appearance and setting which respects and enhances the positive qualities of nearby properties and the locality; 4. retain acceptable levels of privacy and ensure a good standard of amenity for all existing and future occupiers of land and buildings; 5. promote natural surveillance and active frontages, including the provision of appropriate lighting, to assist in designing out crime; 6. clearly distinguish between public and private spaces, including appropriate use of hard and soft boundary treatments which reflect the character of the area; 7. create visually attractive and legible environments through provision of distinctive high quality architecture, detailing, building materials; 8. provide landscaping as an integral part of the development including retaining landscape features and reflecting surrounding landscape character and where appropriate and viable, the enhancement and upgrading of public realm and existing green infrastructure; 9. maximise the opportunities for buildings and spaces to gain benefit from sunlight and passive solar energy; 10. avoid, where possible, disruption to established views of important buildings, structures and landscape features; 11. in the case of tall buildings, form a positive relationship with the skyline and topography of the site and the surrounding area; 12. create safe, convenient and visually attractive areas for servicing and parking which does not dominate the development and its surroundings; 13. encourage durability and adaptability throughout the lifetime of the development to accommodate a range of uses; and 14. from 1 April 2021, meet national spaces standards as a minimum (for residential). Large-scale developments should be supported by detailed Masterplans or development frameworks, and where appropriate, design codes.

Sustainable design and construction

Sets out the sustainable design principles for major development

Public Realm

Aims to achieve high quality public realm across the city

Advertisements

To ensure that advertisements are of a high standard and protect local amenity

Shop fronts

To ensure that shop fronts are of a high standard and protect local amenity

Sustainable design and construction

Sustainable design and construction should be integral to development. Where possible, major development (as defined in the 2019 Framework) should: 1. maximise energy efficiency and integrate the use of renewable and low carbon energy; 2. reduce waste and promote recycling during construction and in operation; 3. conserve water resources and minimise vulnerability to flooding; 4. provide details of the type of materials to be used at the appropriate stage of development; 5. provide flexibility and adaptability, where appropriate, allowing future modification of use or layout, facilitating future refurbishment and retrofitting; 6. include opportunities to incorporate measures which enhance the biodiversity value of development, such as green roofs; 7. include a sustainability statement setting out how the development incorporates sustainable resource management and high environmental standards; and 8. maintain an appropriate buffer between sensitive development and existing waste water treatment works to ensure amenity and operational continuity, in accordance with Government Code of Practice guidance.

Public realm

Existing and proposed areas of public realm will: 1. create attractive, safe, legible, functional and accessible public spaces; 2. be constructed of quality, sustainable and durable materials which enhance the surrounding context; and 3. where appropriate, incorporate public art in development.

Advertisements

Development for advertisements should: 1. be well designed and sympathetic to the character and appearance of their location and the building to which they relate, having regard to matters such as size, materials, construction, location, level of illumination and cumulative impact with other signage on the building and within the vicinity; and 2. for illuminated advertisements and signs, not adversely affect the amenity and/or safety of the surrounding area.

Shop fronts

1. Development for shop fronts and signs will be supported where the following criteria is satisfied: i. the design is well related to the scale and appearance of the building to which the proposal relates; and ii. the design respects the character and appearance of the location. 2. Solid shutters which present a blank frontage to shopping streets will not be permitted. 3. Proposals relating to listed buildings, within conservation areas and in areas of special advertisement control will be subject to the requirements of the relevant designation and appropriate planning policy guidance.

Urban Core

The Urban Core will be regenerated and transformed into a vibrant and distinctive area by: 1. increasing the range and type of office accommodation, prioritising this at The Vaux (Policy SS1); 2. concentrating retail development in the Primary Shopping Area, (as defined on the Policies Map) (Policy VC3); 3. supporting the development of higher and further education facilities at University Campus; 4. promoting mixed use development in the Areas of Change: i. Sunniside – residential led mixed use; ii. Heritage Action Zone – heritage led mixed use development; iii. Minster Quarter – culture led mixed use; iv. Holmeside – civic and commercial led mixed use; and v. Stadium Village – leisure led mixed use; 5. growing the leisure, tourism and cultural economy; and 6. diversifying the residential offer to create sustainable mixed communities. Development in the Urban Core should: i. make improvements to connectivity and pedestrian movement in the Urban Core; ii. provide a high quality of public realm to create attractive and usable spaces; iii. protect and enhance heritage assets; and iv. ensure high standard of design that integrates well with the existing urban fabric.

Primary employment areas

1. The following areas are allocated as Primary Employment Areas (as designated on the Policies Map) and will be safeguarded for B1 (Business – excluding B1a), B2 (General Industrial) and B8 (Storage and Distribution) employment uses: i. Sunrise Business Park (PEA1); ii. Rainton Bridge (North) (PEA2); iii. Glover (PEA3); iv. Pattinson North (PEA4); v. Pattinson South (PEA5); vi. Stephenson (PEA6); vii. Wear (PEA7); viii. Nissan (PEA8); ix. Turbine Park (PEA9); and x. Hillthorn Farm (PEA10). 2. The following areas are allocated as Primary Employment Areas and will be safeguarded for B1 (Business), B2 (General Industrial) and B8 (Storage and Distribution) employment uses: i. Doxford International (PEA11); ii. Hylton Riverside (PEA12); and iii. Rainton Bridge South (PEA13). 3. Development within the Primary Employment Areas that is not within a B Use Class will not normally be permitted; unless: i. for small ancillary uses where these can be shown to genuinely support, maintain or enhance the business and employment function of the area (shops (A1) including sandwich bars or Cafes (A3) including snack bars); ii. the maximum permitted floorspace for individual ancillary units will be 50sqm (gross); and iii. the number and distribution of units would result in an over-concentration that might affect the function and appearance of the area. 4. Exceptionally, other uses will be considered on their merits. In all cases new uses must: i. be of a type, scale and appearance compatible with the established character and function of the Primary Employment Area; ii. not adversely prejudice the day-to-day operation of the Primary Employment Area through parking, traffic generation or pedestrian movement; and iii. not result in an unacceptable dilution of the employment function of the Primary Employment Area.

Key employment areas

1. The following are allocated as Key Employment Areas (as designated on the Policies Map) and will be safeguarded for B1 (Business – excluding B1a), B2 (General Industrial) and B8 (Storage and Distribution) employment uses: i. Hendon (KEA1); ii. Leechmere (KEA2); iii. Pennywell (KEA3); iv. Pallion (KEA4); v. Pallion Shipyard (KEA5); vi. Deptford (KEA6); vii. Low Southwick (KEA7); viii. North Hylton Road (KEA8); ix. Armstrong (KEA9); x. Crowther (KEA10); xi. Hertburn (KEA11); xii. Parsons (KEA12); xiii. Swan (KEA13); xiv. New Herrington (KEA14); xv. Dubmire (KEA15); xvi. Houghton Market Place (KEA16); and xvii. Hetton Lyons East (KEA17). 2. The release of vacant land or premises within Key Employment Areas to uses outside the B Use Classes will only be considered acceptable where it can be demonstrated that: i. the council's current Employment Land Review recommends its release for another purpose, or it can be demonstrated through alternative evidence to the council's satisfaction that a site is no longer needed or capable of accommodating B Use Class employment uses; ii. the integrity, function and operation of the remaining Key Employment Area for employment purposes is not adversely affected; iii. the site is of an insufficient quality and/or suitability to accommodate existing types of industrial demand; and iv. the site has been unused for employment uses for at least 24 months, despite having been properly marketed on reasonable terms.

Other employment sites

For non-designated employment sites, development will be supported for: 1. new employment uses or extensions to existing employment uses; and 2. the change of use or redevelopment of land or premises that are presently in employment uses if there are regeneration benefits or there is no reasonable prospect of the land being used for employment uses, and the development is considered to be acceptable.

New employment areas

Development for new employment uses (B1 – (excluding B1a), B2 and B8 uses) outside of designated employment areas must demonstrate that the proposed use: 1. cannot be accommodated within the designated employment areas; 2. can be provided with appropriate vehicular access; and 3. would not be detrimental to local amenity.

Offices

Development for offices (Use Class B1a) should be prioritised within the following locations: 1. The Vaux strategic site allocation (Policy SS1); 2. Primary Employment Areas at Doxford International, Hylton Riverside and Rainton Bridge South (PEA11, PEA12 and PEA13); and 3. within other designated centres as identified within the retail hierarchy set out in Policy VC1.

Trade counters

1. Where industrial users within a Primary Employment Area or Key Employment Area require a 'trade counter/factory shop' this should be limited to a maximum of 500m² or 15% of the existing industrial floorspace and only be used for the sale of goods made or stored on the premises. 2. Developments for a trade counter/factory shop should not: i. compromise the industrial nature of the site or area in question; ii. attract customers in such large numbers so as to impede the access arrangements; and iii. cause significant operational difficulties for other neighbouring occupants.

The Vaux (5.8ha)

To create a new sustainable urban neighbourhood and a new gateway into the Urban Core, The Vaux is allocated for: 1. high density floorspace (B1a) for at least 60,000sqm; 2. a minimum of 200 new homes (C3); and 3. a hotel (C1) and small scale ancillary leisure and retail development. Development at The Vaux should: 4. improve linkages to St Mary's Boulevard and the rest of the Urban Core; and 5. provide new public space, active streets and maximise movement for pedestrians.

The Port of Sunderland

The Port of Sunderland, as designated on the Policies Map, will be reinvigorated through: 1. the provision of road and rail links suitable for heavy freight to link the Port to national networks; 2. preventing waterside developments that would negatively impact on operations; 3. supporting the use of the River Wear as a freight corridor and serving waterfront businesses; 4. enabling development of port related uses within Use Classes B1, B2 and B8, including offshore renewables and automotive supply chains; and 5. requiring development which is located within Flood Zones 2 and 3 to meet the sequential test and exceptions test, where necessary.

Decentralised, renewable and low carbon energy

1. The development of decentralised, renewable and low carbon energy will be supported subject to satisfactory resolution of all site specific constraints as follows: i. decentralised, renewable and low-carbon energy development should be located and designed to avoid unacceptable significant adverse impacts on landscape, wildlife, heritage assets and amenity; ii. appropriate steps should be taken to mitigate any unacceptable significant adverse impacts, such as noise nuisance, flood risk, shadow flicker, interference with telecommunications, air traffic operations, radar and air navigational installations through careful consideration of location, scale, design and other measures; and iii. any adverse cumulative impacts of proposals. 2. Development that can provide combined heat and power must demonstrate that due consideration has been given to the provision of any heat produced as an energy source to any suitable adjacent potential heat customers.

Quality of life and amenity

1. Development must demonstrate that it does not result in unacceptable adverse impacts which cannot be addressed through appropriate mitigation, arising from the following sources: i. air quality; ii. noise; iii. dust; iv. vibration; v. odour; vi. emissions; vii. land contamination and instability; viii. illumination; ix. run-off to protected waters; or x. traffic; 2. development must ensure that the cumulative impact would not result in unacceptable adverse impacts on the local community; and 3. development will not normally be supported where the existing neighbouring uses would unacceptably impact on the amenity of future occupants of the proposed development.

Noise-sensitive development

Development sensitive to noise or which would result in noise impacts (including vibration) will be controlled by implementing the following measures: 1. noise sensitive development will be directed to the most appropriate locations and protected against existing and proposed sources of noise through careful design, layout and uses of materials; 2. noise-sensitive development affected by existing sources of noise should submit an appropriate noise assessment and where necessary, a detailed schedule of mitigation. In assessing such mitigation, account will be taken of: i. the location, design and layout of the proposed development; and ii. measures to reduce noise within the development to acceptable levels, including external areas. 3. In areas of existing low levels of noise, proposals for development which may generate noise should be accompanied by a noise assessment, provide details of the noise levels on the site and quantify the impact on the existing noise environment and noise sensitive receptors. Where necessary an appropriate scheme of mitigation shall detail any measures required to ensure that noise does not adversely impact on these receptors.

Contaminated land

When development is considered to be on contaminated land, development should: 1. ensure all works, including investigation of the nature of any contamination, can be undertaken without the escape of contaminants which could cause unacceptable risk to health or to the environment; 2. identify any existing contaminated land and the level of risk that contaminants pose in relation to the proposed end use and future site users are adequately quantified and addressed; 3. ensure appropriate mitigation measures are identified and implemented which are suitable for the proposed use and that there is no unacceptable risk of pollution within the site or in the surrounding area; and 4. demonstrate that the developed site will be suitable for the proposed use without risk from contaminants to people, buildings, services or the environment including the apparatus of statutory undertakers.

Health and safety executive areas and hazardous substances

1. Development within the specified distances from sites identified as 'notifiable installations', must take account of any risks involved and the need for appropriate separation between hazardous installations and incompatible uses. 2. The development of new notifiable installations must be located in appropriate areas and take account of any risks involved and the need for appropriate separation between hazardous installations and incompatible uses. 3. Development involving the introduction, storage or use of hazardous substances which would create potential risk and could not be acceptably mitigated against, will not be permitted.

Green and blue infrastructure

1. To maintain and improve the Green Infrastructure Network through enhancing, creating and managing multifunctional greenspaces and bluespaces that are well connected to each other and the wider countryside, development should: i. incorporate existing and/or new green infrastructure features within their design and to improve accessibility to the surrounding area; ii. address corridor gaps and areas of corridor weakness where feasible; iii. support the management of existing wildlife corridors, including reconnecting vulnerable and priority habitats (see policy NE2); iv. apply climate change mitigation and adaptation measures, including flood risk and watercourse management; v. link walking and cycling routes to and through the corridors, where appropriate; vi. include and/or enhance formal and natural greenspace and bluespace provision; vii. protect and enhance landscape character; viii. have regard to the requirements of the Green Infrastructure Delivery Plan and make contributions proportionate to their scale towards the establishment, enhancement and on-going management; and ix. protect, enhance and restore watercourses, ponds, lakes and water dependent habitats. 2. Development that would sever or significantly reduce green infrastructure will not normally be permitted unless the need for and benefits of the development demonstrably outweigh any adverse impacts and suitable mitigation and/or compensation is provided.

Heritage coast

1. The council and partners will seek to conserve, protect and enhance the natural and cultural integrity of the defined Heritage Coast, supporting the Magnesian Limestone landscape and seascape, biodiversity and quality of inshore waters, whilst accounting for the economic and social needs of adjacent coastal communities. 2. Development along or affecting the Heritage Coast will normally only be supported where it is aligned with all relevant key objectives within the adopted Heritage Coast Management Plan.

Creating and protecting views

1. All development should take account of views into, out of and within the development. 2. Development should be designed to preserve or enhance key local views and vistas (as identified in the council's Landscape Character Assessment), and create new public views where possible. 3. Particular consideration should be given to views of significant buildings, including views to and from heritage assets, and views within landscapes which are more sensitive to change due to their open, exposed nature and extensive indivisibility from various viewpoints.

Agricultural land

Development which would result in the loss of best and most versatile agricultural land should be considered in the context of the agricultural land's contribution in terms of economic and other benefits.

Biodiversity and geodiversity

1. Where appropriate, development must demonstrate how it will: i. provide net gains in biodiversity; and ii. avoid (through locating on an alternative site with less harmful impacts) or minimise adverse impacts on biodiversity and geodiversity in accordance with the mitigation hierarchy. 2. Development that would have an impact on the integrity of European designated sites that cannot be avoided or adequately mitigated will not be permitted other than in exceptional circumstances. These circumstances will only apply where there are: i. no suitable alternatives; ii. imperative reasons of overriding public interest; iii. necessary compensatory provision can be secured to ensure that the overall coherence of the Natura 2000 network of European sites is protected; and iv. development will only be permitted where the council is satisfied that any necessary mitigation is included such that, in combination with other development, there will be no significant effects on the integrity of European Nature Conservation Sites. 3. Development that would adversely affect a Site of Special Scientific Interest, either directly or indirectly, will be required to demonstrate that the reasons for the development, including the lack of an alternative solution, clearly outweigh the nature conservation value of the site and the national policy to safeguard the national network of such sites. 4. Development that would adversely affect a Local Wildlife Site or Local Geological Site, either directly or indirectly, will demonstrate that: i. there are no reasonable alternatives; and ii. the case for development clearly outweighs the need to safeguard the intrinsic value of the site. 5. Development that would adversely affect the ecological, recreational and/or educational value of a Local Nature Reserve that will demonstrate: i. that there are no reasonable alternatives; and ii. the case for development clearly outweighs the need to safeguard the ecological, recreational and/or educational value of the site. 6. Development that would have a significant adverse impact on the value and integrity of a wildlife corridor will only be permitted where suitable replacement land or other mitigation is provided to retain the value and integrity of the corridor.

Woodlands/hedgerows and trees

To conserve significant trees, woodlands and hedgerows, development should: 1. follow the principles below to guide the design of development where effects to ancient woodland, veteran/aged trees and their immediate surroundings have been identified: i. avoid harm; ii. provide unequivocal evidence of need and benefits of proposed development; iii. provide biodiversity net gain; iv. establish likelihood and type of any impacts; v. implement appropriate and adequate mitigation and compensation; vi. provide adequate buffers; and vii. provide adequate evidence to support proposals; 2. retain, protect and improve woodland, trees subject to Tree Preservation Orders (TPOs), trees within conservation areas, and 'important' hedgerows as defined by the Hedgerows Regulations 1997; 3. give consideration to trees and hedgerows both on individual merit as well as their contribution to amenity and interaction as part of a group within the broader landscape setting; and 4. ensure that where trees, woodlands and hedgerows are impacted negatively by proposed development, justification, mitigation, compensation and maintenance measures are provided in a detailed management plan.

Greenspace

The council will protect, conserve and enhance the quality, community value, function and accessibility of greenspace and wider green infrastructure, especially in areas of deficiency identified in the council's Greenspace Audit and Report by: 1. designating greenspaces in the A&D Plan; 2. requiring development to contribute towards the provision of new and/or enhanced greenspace where there is an evidenced requirement; 3. requiring all major residential development to provide: i. a minimum of 0.9ha per 1000 bedspaces of useable greenspace on site; unless ii. a financial contribution for the maintenance/upgrading to neighbouring existing greenspace is considered to be more appropriate; 4. refusing development on greenspaces which would have an adverse effect on its amenity, recreational or nature conservation value unless it can be demonstrated that: i. the proposal is accompanied by an assessment that clearly demonstrates that the provision is surplus to requirements; or ii. a replacement facility which is at least equivalent in terms of usefulness, attractiveness, quality and accessibility, and where of an appropriate quantity, to existing and future users is provided by the developer on another site agreed with the council prior to development commencing; or iii. replacement on another site is neither practicable or possible an agreed contribution is made by the developer to the council for new provision or the improvement of existing greenspace or outdoor sport and recreation facilities and its maintenance within an appropriate distance from the site or within the site. The impact of development on greenspace provision will need to be considered on a case-by-case basis in terms of its potential impact on Natura 2000 (N2K) sites.

Burial space

The council will protect all existing burial spaces and seek to re-use existing spaces for new burial spaces where appropriate. In determining any application for the provision of new burial spaces, applications should demonstrate the following: 1. the provision meets the burial requirements of the various ethnic and religious groups within the city; 2. the spaces are located within close proximity to the communities served by spaces to reduce the travelling distance to visit the deceased; and 3. any effect on the water table and the possibility of flooding or water logging caused by the new provision is minimised.

Green Belt

1. The Green Belt (as designated on the Policies Map) in Sunderland will serve the following purposes: i. check the unrestricted sprawl of the built up areas of the city; ii. assist in safeguarding the city's countryside from further encroachment; iii. assist in the regeneration of the urban area of the city; iv. preserve the setting and special character of Springwell Village and Newbottle Village; and v. prevent the merging of Sunderland with Tyneside, Washington, Houghton-le-Spring and Seaham, and the merging of Shiney Row with Washington, Chester-le-Street and Bournmoor. 2. In assessing development proposals, development that is inappropriate in the Green Belt will not be approved except in very special circumstances. 3. Development in the Green Belt will be permitted where the proposals are consistent with the exception list in national policy subject to all other criteria being acceptable. 4. Proposals in the Green Belt for increased opportunities for access to the Open Countryside and which provide opportunities for beneficial use such as outdoor sport and recreation, appropriate to the Green Belt, will be encouraged where it will not harm the objectives of the Green Belt and recognise the important role of the Green Belt as a biodiversity resource.

Settlement Breaks

1. Settlement Breaks (as designated on the Policies Map) will serve the following purposes: i. prevent the merging of settlements; ii. assist in the regeneration of the urban area of the city; and iii. maintain the Green Infrastructure Network. 2. Within Settlement Breaks, planning permission will not be granted for any form of development, including changes of use, unless: i. it can be demonstrated that the development is not contrary or detrimental to the above functions and aims; or ii. it is essential for the proposed development to be located within the Settlement Breaks, and the benefits of which override the potential impact on the Settlement Break.

Development in the Open Countryside

The Open Countryside (as designated on the Policies Map) will be protected and access enhanced. Limited development can help to sustain existing businesses, boost the rural economy and assist in rural diversification. The council will support: 1. development for agriculture, horticultural and forestry buildings; outdoor sport; outdoor recreation; cemeteries and rural business, provided that it can demonstrate that: i. there is a clear need; ii. the scale, nature, design, materials and siting of the development is compatible with the existing development and in close proximity to it; iii. it will not result in a scale of activity that has a detrimental impact on the surrounding area; and iv. there are no existing on-site buildings suitable for the proposed use; 2. development for a new dwelling for agricultural, horticultural or forestry workers provided it can be demonstrated that there is a clear need; 3. housing development if rural exceptions in national policy can be met; 4. an isolated single dwelling if it is of exceptional quality and incorporates innovative design features and reflects the highest standards in architecture and sustainability; 5. development that is required to ensure the conservation and, where appropriate, enhancement of assets of historical significance; 6. the replacement of a building, where the development would not have a significantly greater impact on the rural environment than the original building it is proposed to replace, provided the new building: i. would be in the same use; ii. is not materially larger than the one it replaces; and iii. is sited on or close to the position of the existing building; 7. extensions or alteration of a building provided that: i. it would not result in disproportionate additions over and above the size of the original building; and ii. it would not adversely affect the form and character of existing buildings and are designed to reflect and complement them; 8. the creation and extension of a residential curtilage, provided that it will not have a harmful impact on the character of the countryside; 9. limited infilling in villages or hamlets, subject to criteria 1ii and 1iii above being met; and 10. the redevelopment of previously developed land, provided that the site is not of high environmental value or landscape quality, and if the development will contribute to local housing needs or provide new jobs.

Landscape character

1. To protect, conserve and enhance the varied landscape character (including seascape development) proposals should: i. demonstrate a high quality of landscape design, implementation and management as an integral part of the new development; and ii. demonstrate how the following elements identified in the city's Landscape Character Assessment are taken into account: a) the key characteristics, assets, sensitivities and vulnerabilities; and b) measures to protect and/or enhance the landscape in the relevant locality. 2. Development that causes significant adverse impact on the distinctive landscape characteristics of an area will be not be supported unless the impacts are clearly and demonstrably outweighed by the benefits of the proposed development.

Safeguarded Land

Land East of Washington has been removed from the Green Belt and designated as Safeguarded Land. Planning permission for the development of Safeguarded Land will not be granted except where development is temporary or would otherwise not prejudice the ability of the site to be developed in the longer term.

Energy from waste

1. Energy from waste development, together with any ancillary buildings and infrastructure must demonstrate that they will have no unacceptable significant adverse impacts that cannot be mitigated for, particularly with regard to the protection of the environment, public health and public amenity. 2. Energy from Waste development will be required to provide combined heat and power unless it can be demonstrated that this would prevent the development of waste management facilities that have the potential to deliver important waste infrastructure.

Flood risk and coastal management

1. To reduce flood risk and ensure appropriate coastal management, development: i. should follow the sequential approach to determining the suitability of land for development, directing new development to areas at the lowest risk of flooding and where necessary applying the exception test, as outlined in national planning policy; ii. will be required to demonstrate, where necessary, through an appropriate Flood Risk Assessment (FRA) that development will not increase flood risk on site or elsewhere, and if possible reduce the risk of flooding; iii. will be required to include or contribute to flood mitigation, compensation and/or protection measures, where necessary, to manage flood risk associated with or caused by the development; iv. should comply with the Water Framework Directive by contributing to the Northumbria River Basin Management Plan; v. will maintain linear coastal flood defences north from Hendon Sea Wall to Seaburn, and managed coastal retreat on the Heritage Coast and north of Seaburn; vi. which would adversely affect the quantity of surface or groundwater flow or ability to abstract water must demonstrate that no significant adverse impact would occur, or mitigation can be put in place to minimise this impact; and vii. of additional river flood defences must demonstrate that the proposal represents the most sustainable response to a particular threat.

Water management

Development must consider the effect on flood risk, on-site and off-site, commensurate with the scale and impact. Development must: 1. be accompanied by a Flood Risk Assessment (where appropriate), to demonstrate that the development, including the access, will be safe, without increasing or exacerbating flood risk elsewhere and where possible will reduce flood risk overall; 2. demonstrate that they pass the Sequential Test and if necessary the Exceptions Test in Flood Zones 2 and 3; 3. discharge at greenfield run-off rates for the 1 in 1 and 1 in 100 flood events plus the relevant climate change allowance for greenfield and brownfield sites in accordance with the latest Local Flood Risk Management Strategy; 4. incorporate a Sustainable Drainage System (SuDS) to manage surface water drainage. Where SuDS are provided, arrangements must be put in place for their whole life management and maintenance; 5. separate, minimise and control surface water run-off by discharging in the following order: i. to an infiltration or soak away system; ii. to a watercourse (open or closed); iii. to a surface water sewer. However, if sites are within 250m of a tidal estuary or the sea, surface water can be discharged directly); 6. ensure adequate protection where sites may be susceptible to over land flood flows (as shown in the Strategic Flood Risk Assessment) or lie within a Surface Water Risk Area (as shown on the Environment Agency flood maps); 7. incorporate allowance for climate change in accordance with the latest Environment Agency Guidance; 8. make developer contributions, where needed, to ensure that the drainage infrastructure can cope with the capacity needed to support proposed new development; 9. demonstrate control of the quality of surface water run-off during construction and for the lifetime of the development. For all developments the management of water should be an intrinsic part of the overall development; and 10. not have a detrimental impact on the city's water resources, including the Magnesian Limestone aquifer and its ground source protection zones. Development along the River Wear and coast should take account of the Northumbria River Basin Management Plan, to deliver continuing improvements in water quality.

Water quality

The quantity and quality of surface and groundwater bodies and quality of bathing water shall be protected and where possible enhanced in accordance with the Northumbria River Basin Management Plan. 1. Water quality assessments will be required for: i. any physical modifications to a watercourse; and ii. any development which could indirectly, adversely affect water bodies. 2. Development that discharges water into a watercourse will be required to incorporate appropriate water pollution control measures. 3. Development that incorporates infiltration based SuDS will be required to incorporate appropriate water pollution control measures. 4. Development adjacent to, over or in, a main river or ordinary watercourse should consider opportunities to improve the river environment and water quality by: i. naturalising watercourse channels; ii. improving the biodiversity and ecological connectivity of watercourses; iii. safeguarding and enlarging river buffers with appropriate habitat; and iv. mitigating diffuse agricultural and urban pollution.

Disposal of foul water

1. Development should utilise the following drainage hierarchy: i. connection to a public sewer; ii. package sewage treatment plant (which can be offered to the Sewerage Undertaker for adoption); then iii. septic tank. 2. Development involving the use of non-main methods of drainage in areas where public sewerage exists or the use of Cess Pits will not be permitted. 3. Development of new or extensions/improvements to existing waste water, sludge or sewage treatment works, will normally be supported unless the adverse impact of the development significantly outweighs the need for greater capacity. 4. Where the development involves the disposal of trade effluent a foul Water Management Plan/drainage assessment will be required to demonstrate how the disposal of foul water is undertaken following the disposal hierarchy. This should include a trade effluent consent if connected to the sewerage system. Trade effluent is any liquid produced in the course of any trade or industry including car washes.

Waste management principles

The council will apply the following principles when identifying appropriate locations for waste management facilities: 1. promoting the opportunities for on-site management of waste where it arises and encouraging co-location of waste developments that can use each other's waste materials; 2. ensuring that sufficient capacity is located within the city to accommodate forecast waste arisings of all types during the plan period, reducing the reliance on other authority areas; 3. supporting delivery of the South Tyne and Wear Joint Municipal Waste Management Strategy; 4. facilitating the development of recycling facilities across the city including civic amenity sites and small recycling 'bring' banks to ensure there is sufficient capacity and access for the deposit of municipal waste for re-use, recycling and disposal; 5. facilitating the development of a network of small scale local waste management facilities in accessible locations, and effective methods of waste management such as suitable facilities to separate or store different types of waste, including materials that are required to be separated for kerbside collection schemes; 6. ensuring new waste developments are located and designed to avoid unacceptable adverse impacts on landscape, wildlife, heritage assets and amenity; 7. working collaboratively with neighbouring local authorities with responsibilities for waste and other local authorities where waste import/export relationships exist. This will ensure a co-operative cross boundary approach to waste management is established and maintained; and 8. addressing to an acceptable standard the potential cumulative impacts of any waste development and the way it relates to existing developments.

Waste facilities

Development for new built waste facilities should be focused on previously developed employment land (excluding land within Primary Employment Sites) and will be required to meet the following criteria: 1. demonstrate the need for the facility, if there is a clear conflict with other policies of the Development Plan; 2. all waste processes and operations must be contained, processed and managed within buildings unless there are acceptable operational reasons why these processes cannot be contained within buildings; 3. proposals must accord with all other policies in relation to the protection of the environment and public amenity or demonstrate that other material considerations outweigh any policy conflict; 4. consideration will be given to the potential impacts of waste management proposals from: i. harmful materials entering the public highway; ii. generation of odours, litter, light, dusts, flies, rodents, birds and other infestation; iii. noise, excessive traffic and vibration; iv. risk of serious fires through combustion of accumulated wastes; v. harm to water quality and resources and flood risk management; vi. land instability; vii. land use conflict; and viii. where necessary, mitigation measures should be identified to ameliorate any negative impacts to an acceptable level.

Safeguarding waste facilities

The council will safeguard all existing waste management sites within Sunderland from inappropriate development in order to maintain existing levels of waste management capacity and to aid delivery of the Joint Municipal Waste Strategy, including those sites identified within Table 10, as well as planned future replacement facilities for existing Household Waste Recycling Centres (HWRCs) and commercial facilities required for the management of LACW or other waste streams, unless it can be demonstrated that: 1. there is no longer a need for the facility; and 2. capacity can be met elsewhere; or 3. appropriate compensatory provision is made in appropriate locations elsewhere in the city; or 4. the site is required to facilitate the strategic objectives of the city. Applications for non-waste development in close proximity to existing or proposed waste facilities will not normally be supported where they would adversely impact upon the use of the site for waste management operations.

Open waste facilities

1. Development for new open waste management facilities will be permitted where: i. the waste site allocations and existing waste facilities are shown to be unsuitable and/or unavailable for the proposed development; ii. a need for the capacity of the proposed development has been demonstrated to manage waste arising from within the administrative area of Sunderland; and iii. it is demonstrated that the site is at least as suitable for such development as Site Allocations, with reference to the overall spatial strategy and site assessment methodology associated with the Development Plan. 2. Where acceptable, proposals should be located at or on: i. redundant farm land (in the case of green waste and/or biological waste); or ii. demolition and construction sites, where the inert waste materials are to be used on the construction project on that site; or iii. existing permitted waste management sites or co-located with other waste management development; or iv. the curtilages of Waste Water Treatment Works (in the case of biological waste); or v. mineral and landfill sites where waste material is used in conjunction with restoration or proposed waste operations are temporary and linked to the completion of the mineral/landfill operation; or vi. areas of previously developed land; or vii. employment areas that are existing or allocated in the Development Plan for general industry (B2) and storage and distribution (B8), with the exception of Primary Employment Areas, the Port of Sunderland or the IAMP, where waste development will not be supported. 3. Any proposals that come forward on land use types not identified above will be assessed on their merits, based on the other policies in the Development Plan. Such locations will be considered less favourably than those set out within this Policy.

Historic Environment

Aims to protect, enhance and manage the city's historic environment

Archaeology and recording of heritage assets

1. Development which adversely affects the archaeological interest or setting of a Scheduled Ancient Monument (or non-designated heritage asset of equivalent significance) will be refused planning permission unless exceptional circumstances exist that satisfy the requirements of the NPPF. 2. The council will support the preservation, protection and where possible the enhancement of the city's archaeological heritage by requiring that: i. applications that may affect buried archaeological remains must be supported by an archaeological desk-based assessment and evaluation reports where appropriate; ii. where development affects heritage assets of archaeological interest, preference will be given to preservation in situ. However where loss of the asset is justified in accordance with national policy, the remains should be appropriately archaeologically excavated and recorded, the findings assessed and analysed, the resulting archive report deposited with the Tyne and Wear Historic Environment Record and the physical archive deposited with the relevant collecting museum. Significant findings will also be published in an archaeological journal to make them publicly accessible and to enhance understanding; and iii. where demolition or part demolition of a designated built heritage asset or non-designated building of significance has been justified, or substantive changes are to be made to the asset, works must not commence until archaeological building recording of the asset has been carried out and the results deposited with the Historic Environment Record and Tyne and Wear Archives.

Historic environment

The council will ensure that the historic environment is valued, recognised, conserved and enhanced, sensitively managed and enjoyed for its contribution to character, local distinctiveness and sustainable communities by: 1. giving great weight to the conservation of heritage assets (designated and non-designated) based on their significance in accordance with national policy; 2. supporting new development which makes a positive contribution to the character and townscape quality of the historic environment; 3. supporting and developing innovative initiatives that identify, maintain, conserve and sustain or return to beneficial usage designated or non-designated heritage assets; 4. capitalising in an appropriate and sensitive manner on the regeneration and tourism potential of heritage assets; 5. taking a positive and proactive approach to securing the conservation and re-use of heritage assets at risk, including working with owners and partner organisations to develop schemes that will address the at-risk status of the assets and exploring opportunities for grant-funding to deliver viable schemes; 6. reviewing existing local heritage designations, such as conservation areas, and making new designations to protect and conserve built heritage assets, where justified, by appropriate surveys and evidence; 7. using Article 4 Directions, where appropriate, to protect features of historic/architectural importance; and 8. improving access and enjoyment of the historic environment where appropriate, by supporting proposals that retain, create or facilitate public access to heritage assets to increase understanding, appreciation and enjoyment of their significance, special qualities and cultural values.

Heritage assets

1. Development affecting heritage assets (both designated and non-designated) or their settings should recognise and respond to their significance and demonstrate how they conserve and enhance the significance and character of the asset(s), including any contribution made by its setting where appropriate. 2. Development affecting a listed building, including alterations and additions should: i. conserve and enhance its significance in regards to the protection, repair and restoration of its historic fabric, its features and plan form, its boundary enclosures, its setting and views of it, its group value and contribution to local character and distinctiveness; and ii. be sympathetic and complimentary to its height, massing, alignment, proportions, form, architectural style, building materials, and its setting. 3. The demolition of and/or substantial harm to listed buildings will only be considered in exceptional circumstances and with clear and convincing justification. 4. To preserve or enhance the significance of conservation areas, including their diverse and distinctive character, appearance and their setting, development: i. should be in accordance with the objectives and proposals of the adopted Character Appraisal and Management Strategy (CAMS) for the relevant conservation area; ii. should make a positive contribution to the character and distinctiveness of the conservation area; iii. should support proposals for the conversion and adaptive re-use of vacant and underused buildings and heritage/townscape value in a sensitive manner; and iv. within and adjacent to conservation areas should be of high design quality, to respect and enhance the established historic townscape and built form, street plan and settings of conservation areas and important views and vistas into, within and out of the areas. 5. The demolition or unsympathetic alteration of buildings which make a positive contribution to a conservation area will only be acceptable in exceptional circumstances and must be robustly justified. 6. Development of open spaces and the loss of any trees that contribute to the essential character of conservation areas and the settings of individual buildings within them will be resisted unless there are clear heritage or environmental benefits that outweigh the loss. 7. Development within or adjacent to the Registered Historic Parks and Gardens and unregistered Parks and Gardens that are considered by the council to be of historic interest, will be required to protect and enhance their designed landscape character and setting and their natural and built features of historic, architectural and artistic importance. 8. Development affecting non-designated heritage assets should take account of their significance, features and setting. 9. In considering proposals affecting heritage assets identified as being at risk the council will support their conversion and adaptation where this secures their sympathetic repair, re-use in appropriate uses and sustains their significance into the future.

Housing mix

1. Residential development should create mixed and sustainable communities by: i. contributing to meeting affordable housing needs (Policy H2), market housing demand and specialist housing needs as identified through the council's SHMA or other evidence; ii. providing a mix of house types, tenures and sizes which is appropriate to its location; iii. achieving an appropriate density for its location which takes into account the character of the area and the level of accessibility; and iv. from 1 April 2021, requiring 10% of dwellings on developments of 10 or more to meet building regulations M4 (2) Category 2 – accessible and adaptable dwellings. 2. Development where appropriate and justified, should also seek to: i. provide larger detached dwellings; and ii. ensure there is a choice of suitable accommodation for older people and those with special housing needs including bungalows and Extra Care housing. 3. Development should consider the inclusion of self-build and custom house building plots.

Affordable homes

All developments of 10 dwellings or more, or on sites of 0.5ha or more, should provide at least 15% affordable housing. This affordable housing should: 1. be provided on-site in order to help achieve mixed and balanced communities. However, exceptionally, off site provision or a financial contribution made in lieu may be considered acceptable where it can be justified; 2. be retained in affordable use in perpetuity; 3. when part of a mixed housing scheme should be grouped in clusters throughout the site; 4. be indistinguishable in terms of appearance from the market housing; and 5. reflect the latest available evidence with regards the tenure split and size of dwellings. A viability assessment should be submitted in line with the requirements of the PPG where it is not proposed to deliver the affordable housing requirement in full.

Student accommodation

Development of student accommodation should be located within the Urban Core and must demonstrate that: 1. there is a need for additional student accommodation; 2. it is of a scale and appearance appropriate to its surroundings; 3. it is located within close proximity to local facilities and is accessible to the university by foot, cycle and by public transport; 4. it provides high quality living accommodation in terms of design, layout, and facilities provided within the development, in accordance with the Student Accommodation SPD; and 5. the layout of the accommodation is designed in such a way that it is capable of being re-configured through internal alterations to meet general needs housing in the future.

Travelling Showpeople, Gypsies and Travellers

1. The needs of Travelling Showpeople will be met by: i. allocating land for new Travelling Showpeople sites at Station Road North, and Land at Market Place Industrial Estate, to accommodate 15 plots in the short term. Development of allocated Travelling Showpeople Sites should: Station Road North • accommodate at least 3 plots; • provide a suitable vehicular access to the site from the industrial estate to the south; • be laid out as such to avoid living accommodation on the land to the northern part of the site; • utilise the northern part of the site for storage; • provide adequate screening to the existing allotments to the west of the site; and • not impact upon the pedestrian footpath to the north and east of the site. Market Place Industrial Estate • accommodate at least 12 plots; • provide a suitable vehicular access to the site from Gravel Walks; • give consideration to additional vehicle access from Balfour Street for cars only; • provide adequate screening to the east of the site to protect the amenities of residents living on the site; • provide an adequate screening/buffer to the south of the site adjoining Gravel Walks, to reduce any noise impact on existing residents of Gravel Walks/Lake Road; • provide adequate screening of the site to protect the amenities of residents living on the site; • ensure that fairground equipment is stored and maintained to the eastern most part of the site to avoid any noise impact on residential properties to the west and south of the site; and • give consideration to the location of fairground equipment within individual plots, in order to protect the amenity of both residents living on the site and residents in nearby residential properties. ii. identifying broad locations at Station Road/Pearsons Industrial Estate and Market Place Industrial Estate to accommodate 18 plots to meet medium and longer term needs; and iii. safeguarding the existing Travelling Showpeople sites at Pearson Industrial Estate, Sunniside/Grasswell, Stephenson Industrial Estate and Herrington Burn, unless it can be demonstrated that: a. there is no longer a need for the site; or b. capacity can be better met elsewhere. 2. Where additional need is identified, development of new plots/pitches for Travelling Showpeople and Gypsies and Travellers should: i. be accessible to public transport, services and facilities, and be capable of support by local social infrastructure; ii. be capable of connection to energy, water and sewage infrastructure; iii. provide safe access to and from the main road network; iv. support the health and well-being of the occupiers; v. provide an appropriate layout and facilities; vi. not adversely affect the character of the immediate area, the amenity of nearby residents or the operations of adjoining land uses; vii. not have an adverse effect on the health and well-being of any site occupiers or on others as a result of new development; and viii. be of sufficient size to accommodate plots/pitches of an appropriate size and, in the case of Travelling Showpeople, to accommodate appropriate levels of storage space.

Existing homes and loss of homes

1. The council will support development which would bring empty properties back into use. 2. Development which would result in the loss of residential housing stock, particularly family housing, through change of use or redevelopment will not be permitted unless it is demonstrated that: i. the dwelling(s) no longer provide accommodation of a satisfactory standard; ii. it is financially unviable to improve or adapt the existing dwelling(s); and iii. the locality and character of the surroundings are no longer appropriate for residential use. 3. Where replacement housing is proposed, the new dwelling(s) should align to the needed type, mix or tenure of housing identified in the most recent SHMA.

Homes in Multiple Occupation (HMOs)

Development for HMOs should ensure that: 1. the property is located where increased traffic and activity would not be detrimental to local amenity; 2. the intensity of use would not adversely affect the character and function of the locality; 3. the proposal would not be detrimental to the amenities of neighbouring properties by causing undue noise and disturbance; 4. adequate provision for parking, servicing, refuse, recycling arrangements and the management and maintenance of the property can be demonstrated through the submission of a management plan; 5. the proposal would not result in an over concentration of HMOs within the locality; and 6. the accommodation provides a good standard of living space and amenity for occupiers of the HMO.

Backland and tandem development

The development of residential new build within the curtilage of an existing dwelling should: 1. be of a form and scale that respects the local character of the area with regard to density, size and massing of existing buildings; 2. have a plot depth that is appropriate in size and would offer an adequate level of separation between dwellings; 3. ensure that an acceptable level of amenity is retained; 4. demonstrate suitable access, having regard to existing dwelling frontages and street scenes; and 5. ensure existing landscape and streetscape features (e.g. mature trees or other landscape features), are integrated into the development.

Fatfield

HGA4 Fatfield should: i. deliver approximately 30 new homes; ii. maintain wildlife and green infrastructure corridors along the River Wear and Princess Anne Park and limit any impact on the area's landscape character; iii. retain the majority of existing tree belts and screening of the site, and provide additional buffers as necessary to address noise from the A182; iv. incorporate greenspace on site and support greenspace improvements in the local area to compensate for area greenspace loss and to help minimise the impact on priority species/protected habitat in the locality; v. use archaeological assessments to enable the protection and depiction of the area's industrial history; vi. include vehicle access from existing highways linking to Bonemill Lane; and vii. provide pedestrian/cycleway connections through the site, linking to neighbouring routes.

Fulwell

HGA5 Fulwell should: i. deliver approximately 80 new homes; ii. create a new defensible Green Belt boundary to the west and north of the site; iii. maintain wildlife and green infrastructure corridors to the north and limit any impact on the areas landscape character through sensitive boundary treatments; iv. retain the mature tree belts on the western and southern edges of the site, and incorporate greenspace into the site for amenity purposes; v. provide greenspace improvements to Fulwell Quarries to compensate for area greenspace loss in the locality; vi. ensure that a Habitats Regulations Assessment is undertaken and appropriate mitigation provided; vii. respect the local vernacular and key views, including the setting of the WW1 Acoustic Mirror Scheduled Ancient Monument and Grade II Listed Buildings, Grade II* Listed Fulwell Mill and Grade II Listed Lime Kilns; viii. provide pedestrian/cycleway connections through the site and link to routes to the west and the wider area; and ix. include vehicle access to the east to connect to Newcastle Road, and carry out further highway improvements as necessary. Development of the site can only take place subject to an up-to-date Playing Pitch Needs Assessment, prepared in consultation with Sport England, identifying the pitches as being surplus to requirement in accordance with Sport England's playing field policy exception E1 or where the pitches can be re-provided in accordance with Sport England's playing field policy exception E4.

Development strategy

1. To support sustainable economic growth and meet people's needs, the council, working with local communities, its partners and key stakeholders will: i. deliver at least 13,410 net new homes and create sustainable mixed communities which are supported by adequate infrastructure; ii. create at least 7,200 new jobs, particularly in key growth sectors; iii. develop at least 95ha of employment land; iv. deliver at least 45,400m² new comparison retail development; and v. ensure that sufficient physical, social and environment infrastructure is delivered to meet identified needs. 2. The spatial strategy seeks to deliver this growth and sustainable patterns of development by: i. supporting the sustainability of existing communities through the growth and regeneration of Sunderland's sub areas including: the Urban Core (Policy SP2); Washington (Policy SP3); North Sunderland (Policy SP4); South Sunderland (Policy SP5); and the Coalfi

Washington

Washington will continue to thrive as a sustainable mixed community and a driver of economic growth for Sunderland. In order to achieve this: 1. economic growth will be focused in identified Employment Areas (Policies EG1 and EG2) and at the IAMP; 2. Washington Town Centre will be the focus for office, retail and Main Town Uses. Any development within the centre should enhance its vitality and viability; 3. South West Springwell, North of High Usworth, North of Usworth Hall, and Fatfield (Policy SS2) are allocated as Housing Growth Areas; 4. land will be safeguarded at East Washington (Policy SS3); and 5. existing Travelling Showpeople sites will be safeguarded (Policy H4).

North Sunderland

North Sunderland will continue to be the focus for regeneration and renewal whilst ensuring its future sustainability. In order to achieve this: 1. the council and its partners will work to secure regeneration and renewal at Marley Potts and Carley Hill; 2. a Housing Growth Area at Fulwell (Policy SS4) is allocated to ensure there is land for the future growth of North Sunderland; and 3. economic development will be focussed on identified Employment Areas (Policies EG1 and EG2).

South Sunderland

South Sunderland will continue to grow and become a spatial priority for housing and economic development. In order to achieve this: 1. economic growth will be focused in identified Employment Areas (Policies EG1 and EG2) and at the Port of Sunderland (Policy SS5); 2. South Sunderland Growth Area (Policy SS6) is allocated as a new sustainable community; 3. the council and its partners will work to secure regeneration and renewal at Hendon, Millfield and Pennywell; and 4. the Settlement Breaks will be protected.

Housing supply and delivery

The council will work with partners and landowners to seek to exceed the minimum target of 745 net additional dwellings per year. The new homes to meet Sunderland's need will be achieved by: 1. the development of sites identified in the SHLAA; 2. the development of sites allocated in the A&D Plan; 3. the development of sites (Strategic and Housing Growth Areas) allocated in this Plan; 4. the conversion and change of use of properties; 5. the development of windfall sites; and 6. the development of small sites.

Washington Housing Growth Areas

Development of Washington Housing Growth Areas should: 1. provide a mix of housing types with a focus on larger detached dwellings; 2. address impacts and make provision or contributions towards education provision and healthcare where justified and necessary; 3. enhance access to local facilities and services, where appropriate, and HGA1 South West Springwell should: i. deliver approximately 60 new homes; ii. create a new defensible Green Belt boundary to the west and south of the site; iii. ensure that the open aspect to Bowes Railway Scheduled Ancient Monument is retained; iv. maintain wildlife and green infrastructure corridors and limit any impact on the area's landscape character by providing a greenspace buffer along the western edge of the site; v. retain long distance views to the southern edge of the development through good design; vi. provide pedestrian/cycleway connections from the western edge of the site and connect to the existing public Right of Way to the north; and vii. include vehicle access from the south to connect to Mount Lane and improve other junctions as necessary. HGA2 North of High Usworth should: i. deliver approximately 45 new homes; ii. create a new defensible Green Belt boundary to the north; iii. retain existing screening of the site from the north, west and south; iv. provide buffers and acoustic barriers as necessary to address noise implications from the A194(M); v. retain healthy trees and hedgerows where possible and incorporate greenspace into the site for amenity purposes/minimise impact on priority species and protected habitat in the locality; and vi. seek improvements to the permissive footpath within the site. HGA3 North of Usworth Hall should: i. deliver approximately 205 new homes; ii. create a new defensible Green Belt boundary to the north and west; iii. provide greenspace/green infrastructure within the site, including greenspace provision along the southern edge to form a sewer easement and to protect/enhance an existing Right of Way; iv. limit impact on the area's landscape character to the north and west through sensitive boundary treatment, to minimise impact on priority species/habitat and to address surface water flooding; v. incorporate greenspace/green infrastructure within the eastern part of the site to provide a buffer to the former Leamside line, address flooding associated with the Usworth Burn and to minimise impact on priority species and protected habitats; vi. retain long distance views to the northern edge of the site through good design; vii. provide improved public transport connections to the site, and provide pedestrian/cycleway connections to the west and east of the site and connect to existing public rights of way; viii. include appropriate vehicle access from Stephenson Road, and provide junction improvements in the locality where justified and necessary; and ix. avoid development in Flood Zones 2 and 3.

North Sunderland Housing Growth Area

Development of the North Sunderland Housing Growth Area should: 1. provide a mix of housing types with a focus on larger detached dwellings; 2. address impacts and make provision or contributions towards education provision and healthcare where justified and necessary; 3. enhance access to local facilities and services, where appropriate.

South Sunderland Growth Area

Sites within SSGA include Chapelgarth, Land North of Burdon Lane, Cherry Knowle and South Ryhope. These sites are allocated to create a new high quality, vibrant and distinctive neighbourhood. Development should deliver: 1. approximately 3000 new homes to be broadly distributed across the four sites as follows: i. Chapelgarth – approximately 750 homes; ii. Land North of Burdon Lane – approximately 1,000 homes; iii. Cherry Knowle – approximately 800 homes; and iv. South Ryhope – approximately 450 homes; 2. 10% affordable housing; 3. a neighbourhood centre within Land North of Burdon Lane to provide a focal point within the SSGA and complement nearby existing centres which will comprise: i. a range of appropriate uses from the following use classes; A1, A3, A4, D1 and D2; ii. a new 1.5 form entry primary school which will also serve as a community hub; iii. wheeled Sports Area; iv. formal play space; v. Multi Use Games Area; vi. 3G pitch; vii. appropriate parking facilities and served by bus service; 4. extensions to two existing primary schools in close proximity to SSGA; 5. public open space; 6. allotments provided on-site or off-site via a financial contribution; 7. suitable ecological mitigation in line with HRA requirements; 8. cycleways and footpaths; 9. new and improved public transport services and infrastructure; and 10. contributions to support the completion of the Ryhope-Doxford Link Road by either direct delivery as part of development or via a financial contribution. All development should be in accordance with the SSGA SPD.

The Coalfield Housing Growth Areas

Development of The Coalfield Housing Growth Areas should: 1. provide a mix of housing types with a focus on larger detached dwellings; 2. address impacts and make provision or contributions towards education provision and healthcare where justified and necessary; 3. enhance access to local facilities and services, where appropriate; HGA6 Penshaw should: i. deliver approximately 400 new homes; ii. create a new defensible Green Belt boundary to the north and east; iii. provide sensitive design to minimise the impact on the wildlife and GI corridors to the north and east, providing an appropriate buffer to Herrington Burn and protected species in particular; iv. minimise any impact on the areas landscape character, including sensitive boundary design that respects views and the setting of Penshaw Monument Grade l Listed Building; v. ensure that dwellings are designed to reflect the positive elements of the local vernacular and materials; vi. retain healthy trees and hedgerows where possible and incorporate greenspace through the site for amenity purposes/minimise impact on priority species and protected habitat in the locality; vii. mitigate any surface water flooding impacts and incorporate appropriate water attenuation in relation to flood zones associated with Herrington Burn and avoid development in Flood Zones 2 and 3; viii. provide pedestrian/cycleway connections through the site and link to the routes in the Country Park and the wider area; and ix. provide vehicular access via Chislehurst Road, and provide junction improvements in the locality where justified and necessary. HGA7 New Herrington should: i. deliver approximately 30 new homes; ii. create a new defensible Green Belt boundary to the south of the site; iii. provide a new club building and car park within the locality that would serve the community; iv. provide greenspace improvements to the adjacent park, as well as including changing facilities within the community building to support sports uses; v. ensure that dwellings are designed to reflect the positive elements of the local vernacular and materials; vi. retain healthy trees and hedgerows where possible; vii. ensure that opportunities to provide ecological improvements to support wildlife are incorporated into the scheme design; viii. mitigate surface water flooding on the southern edge of the site; ix. provide pedestrian/cycleway connections through the site, linking to the adjacent park; and x. provide an improved vehicular junction with B1286 and Langley Street. HGA8 Philadelphia should: i. deliver approximately 195 new homes; ii. create a new defensible Green Belt boundary to the east and south of the site; iii. provide sensitive design that relates to the development of the Philadelphia Complex by providing a buffer to the west between the residential development and the proposed commercial development and incorporates design that relates to the area's historic past including listed buildings in the locality and protecting long distance views southwards towards Newbottle Village Conservation Area; iv. provide greenspace on the northern edge of the site to provide a gas main easement and to mitigate the impacts of a natural swale and associated surface water flooding; v. provide greenspace buffers to the south and east of the site in order to support the adjacent wildlife and green infrastructure corridor and limit any impact on the areas landscape character; vi. protect the Local Wildlife Site located on the north eastern edge of the site and minimise impact on priority species and habitat in the locality; vii. provide pedestrian and cycle links through the site and along the southern and eastern boundaries to link to neighbouring residential areas and nearby parkland; and viii. include vehicle access from the Philadelphia Complex redevelopment and provide junction improvements in the locality where justified and necessary.

Quality communications

Sets out the criteria and supporting information required to assess a planning application

Delivering infrastructure

1. Development will be expected to provide, or contribute towards the provision of: i. measures to directly mitigate the impacts of the development and make it acceptable in planning terms; and ii. contribute towards the delivery of essential infrastructure identified in the IDP. 2. The timing and prioritisation in the delivery of essential infrastructure will accord with the priority needs established through the IDP.

Planning obligations

1. Section 106 planning obligations will be sought to facilitate the delivery of: i. affordable housing (see Policy H2); and ii. local improvements to mitigate the direct or cumulative impact of development, where evidenced, and/or additional facilities and requirements made necessary by the development, in accordance with the Planning Obligations SPD. Where it is not possible to deliver the policy requirements in full, a viability assessment should be submitted in line with the requirements of the PPG.

Telecommunications

Planning applications or prior notification applications for the installation of satellite dishes, microwave antennae, radio masts, cabinet boxes and other types of telecommunications apparatus which require planning permission will be assessed against the following criteria: i. the applicant has explored the possibility of sharing facilities, such as masts, cabinet boxes, satellite dishes and antennae on existing buildings or other structures; ii. opportunities to miniaturise and camouflage any telecommunications apparatus have been explored; iii. they are appropriately designed, coloured and landscaped to take account of their setting; and iv. there would be no significant adverse impact on the visual amenities of neighbouring occupiers.

Minerals Safeguarding Areas and infrastructure

1. Planning permission will only be granted for incompatible non-mineral development within a Minerals Safeguarding Area, as defined on the Policies Map (Appendix 4), where it is demonstrated that either: i. the mineral is not of economic value or potential value, or does not exist; or ii. that extraction of the mineral would not be physically viable or practicable; or iii. the mineral can be extracted satisfactorily, having regard to Policy SP11, prior to the non-minerals development taking place without adversely affecting the viability or deliverability of the non-minerals development; or iv. the incompatible development is of a temporary nature that can be completed and the site returned to a condition that would not prevent future mineral extraction; or v. material considerations indicate that the need for the development overrides the presumption for mineral safeguarding such that sterilisation of the mineral can be permitted following the exploration of opportunities for prior extraction; or vi. it constitutes development that is exempt from the mineral safeguarding policy (see the list of exempt criteria in Appendix 4). 2. Planning permission will only be granted for development that is incompatible with safeguarded minerals management, transportation or waste management facilities, where it is demonstrated that either: i. it constitutes exempt development as set out in Appendix 5; or ii. replacement capacity, of the similar type, is available at a suitable alternative site, which is at least equivalent or better than that offered by the facility that it is replacing; or iii. it is for a temporary period and will not compromise its potential in the future for minerals transportation; or iv. material considerations indicate that the need for development overrides the presumption for safeguarding; or v. it has been demonstrated that the capacity of the facility to be lost, is not required. 3. Planning applications for development within 100m of safeguarded facilities need to demonstrate that impacts, e.g. noise, dust, light and air emissions, that may legitimately arise from the activities taking place at the safeguarded sites would not be experienced to an unacceptable level by occupants of the proposed development and that vehicle access to and from the facility would not be constrained by the development proposed.

Surface coal extraction

The extraction of surface coal will only be acceptable where: 1. the proposal is environmentally acceptable, or can be made so through agreed mitigation or through planning conditions or legal obligations; or 2. the proposal can provide national, local or community benefits which clearly outweigh the likely adverse impacts to justify the granting of planning permission; and 3. the applicant can satisfy the criteria set out within Policy SP11.

Land instability and minerals legacy

1. Development should give consideration to hazards arising from past coal mining, in particular land instability and mine gas. 2. Where a development is located within an area with a mining legacy, an applicant will be required to prepare and submit a Coal Mining Risk Assessment and/or carry out site investigations, as necessary.

Restoration and aftercare

1. Development for minerals extraction and temporary waste management facilities will be granted where satisfactory provision has been made for high standards of restoration and aftercare such that the intended after-use of the site is achieved in a timely manner, including where necessary for its long-term management, including the management, treatment and monitoring of surface water, leachates, ground waste landfill gases, engineering containment systems below and above ground in compliance with the relevant waste permit to deposit waste. 2. Restoration plans should be submitted with the planning application which reflect the proposed after-use.

Urban Core

[The passage excerpt provided ends at section 4.35 which references Policy SP2 but does not contain the full operative wording of the policy itself. The text appears to be cut off mid-sentence: 'Policy SP2 sets the strategic policy approach for the Urban Core. The strategy seeks to transform the Urban Core into a more attractive and vib[rant...]' Since the formal policy wording is not included in the passage, this policy cannot be extracted with its complete operative content.]

Mineral extraction

1. Development for mineral extraction must demonstrate the extent, quality, significance and need for the resources to be extracted and must ensure that: i. the natural and historic environment, highway safety and human health is conserved, managed and enhanced as appropriate; ii. residential amenity and human health is protected from issues such as noise, vibration and air quality; iii. workings will not increase the potential of flood risks or surface water flooding; iv. essential infrastructure is protected; and v. the transportation of minerals makes use of sustainable modes of transport wherever possible.

The Coalfield

The Coalfield character and settlements will be protected whilst ensuring its future sustainability. In order to achieve this: 1. the Open Countryside and Settlement Breaks will be protected; 2. Housing Growth Areas at Penshaw, New Herrington and Philadelphia (Policy SS7) are allocated to ensure there is land for the future growth of The Coalfield; 3. existing Travelling Showpeople sites will be safeguarded and new sites allocated (Policy H4); 4. economic development will be focussed on identified Employment Areas (Policies EG1 and EG2); 5. Houghton Town Centre will be the focus for office, retail and Main Town Uses. Any development within the Centre should enhance its vitality and viability; and 6. the council and its partners will work to secure regeneration and renewal at Hetton Downs.

Comparison retail

In order to meet identified development needs, at least 45,400m2 of comparison retail floorspace (Use Class A1) will be provided. The overall distribution of floorspace should broadly be as follows: Sub-area | Indicative new comparison retail floorspace (m2) City Centre and Sunderland South | 26,500 Sunderland North | 3,800 Coalfield | 2,500 Washington | 12,600

Main town centre uses and retail hierarchy

1. The vitality and viability of the centres within the network and hierarchy identified below (and designated on the Policies Map) will be maintained and enhanced: City Centre: Sunderland City Centre; Town Centres: Houghton, and Washington; District Centres: Chester Road, Concord, Doxford Park, Hetton, Monkwearmouth, Sea Road and Southwick Green; Local Centres: Castletown, Easington Lane, Fencehouses, Grangetown, Hendon, Hylton Road, Market Street (Hetton), Pallion, Pennywell, Ryhope, Shiney Row and Silksworth; 2. the city centre and town centres will be the principal locations for major retail, leisure, entertainment, cultural facilities and services; 3. the District Centres will have a role in providing key services including shopping, commercial, leisure, public and community facilities; 4. the Local Centres will provide a focus for essential community services and small-scale retail facilities to meet day-to-day needs, thereby supporting the wellbeing of local people; 5. neighbourhood shops, services and community facilities located outside of the designated centres will be protected where they are important in meeting day-to-day needs; 6. the development of main town centre uses, will be focused within existing designated centres, as set out within the retail hierarchy. Development outside of existing centres will be expected to follow the sequential assessment approach set out in Policy VC2.

Retail impact assessments

1. When assessing applications for edge or out-of-centre retail development (Use Class A1), the council will require an impact assessment to be submitted where the development would exceed the following local thresholds: Convenience retail | Comparison retail City Centre | 2,000m2 | 2,500m2 Washington Town Centre | 1,250m2 | 1,500m2 Houghton Town Centre | 750m2 | 750m2 District Centres | 750m2 | 750m2 Local Centres | 500m2 | 500m2 2. The council will refuse planning permission where there is evidence that development is likely to have a significant adverse impact upon the vitality and viability of a designated centre.

Primary shopping areas & frontages

1. Primary Shopping Areas, as designated on the Policies Map, have been established for Sunderland City Centre and Washington and Houghton Town Centres. These areas should be the focus of new retail development, where possible. 2. Development for A1 retail use within the Primary Frontages, as shown on the Policies Map, will be supported. 3. Proposals for non-A1 use within primary shopping areas will normally be resisted if they would result in: i. more than 15% of each Primary Frontage thoroughfare in Sunderland City Centre being in non-A1 retail use; or ii. more than 25% of each Primary Frontage thoroughfare in Washington Town Centre being in non-A1 retail use; or iii. more than 40% of each Primary Frontage thoroughfare in Houghton Town Centre being in non-A1 retail use. 4. Where proposals for non-A1 use within Primary Frontages will exceed the above thresholds, they will only be considered acceptable where it can be demonstrated that the premises have been vacant and marketed unsuccessfully for A1 uses for a period of least 24 months. 5. A more diverse range of uses will be supported within Secondary Frontages including retail, service, leisure, entertainment facilities, offices, arts, culture, tourism and residential uses.

Hot food takeaways

1. Development for hot food takeaways (Use Class A5) will be managed to ensure the vitality and viability of designated centres by: i. resisting development of further hot food takeaways in the Primary Frontages of the city centre; ii. restricting development for a hot food takeaway use at ground floor level if the unit has been vacant for less than 24 months unless: a. the proportion of units accounted for by A5 uses in each thoroughfare, or centre, does not exceed x% [with x defined through reference to Table 9]; b. the proportion of the length of frontage in each thoroughfare, or centre, accounted for by A5 uses does not exceed y% [with y defined through reference to Table 9]; c. there will be no more than z% of consecutive A5 units in each thoroughfare, or centre [with z defined with reference to Table 9]; and iii. if the unit has been vacant for more than 24 months, development for hot food takeaway use at the ground floor level will be considered favourably where: a. it has been marketed for 24 months for other main town centre uses (particularly those in Use Classes A1, A2, A3 and A4), but without success; b. the proposal would not have an adverse impact upon local amenity and include the provision of appropriate extraction equipment; and c. the proposals would not be detrimental to highway safety. 2. To promote healthier communities, the council will: i. prevent the development of hot food takeaways (Use Class A5) within a 400m radius of entry points to all primary and secondary schools; and ii. prevent the development of hot food takeaways in wards where the prevalence of obesity is more than 21% for year 6 pupils or 10% for reception pupils.

Culture, leisure and tourism

1. Development of cultural, leisure and tourism proposals will generally be supported, particularly: i. the development of Music, Arts and Culture proposals within the Minster Quarter, including a new auditorium; ii. leisure and tourism proposals at Seaburn and Roker seafront; iii. new hotel development in the Urban Core; iv. the delivery of cinema and ancillary food and beverage units at Washington Town Centre; v. the development of new sports hubs at Washington, Sunderland North and Sunderland South as part of the Football Association's Parklife programme; vi. leisure development which contribute to healthy lifestyles; and vii. the temporary use of vacant buildings and sites by creative, cultural and community organisations, particularly where they help activate and revitalise key city and town centre locations and the public realm. 2. Proposals for leisure uses on designated employment land will not normally be supported unless they satisfy the requirements set out in Policies EG1 and EG2 for Primary and Key Employment Areas.

Connectivity and transport network

To improve connectivity and enhance the city's transport network, the council, working with its partners and utilising developer contributions will seek to: 1. deliver the following new highways schemes and initiatives: i. Sunderland Strategic Transport Corridor (remaining phases); ii. Ryhope to Doxford Park Link Road; iii. Central Route section of Coalfield Regeneration Route; and iv. Improvements to the mainline and key junctions on the A19, including providing access to the IAMP; 2. improve the following transport routes and bus corridors to encourage walking and cycling and to reduce congestion: i. A183 Chester Road; ii. A690 Durham Road; iii. A1231 Sunderland Highway (west of the A19); iv. A1018 Newcastle Road; v. B1522 Ryhope Road; vi. Washington Road/North Hylton Road (east of A19); and vii. A182 Houghton/Hetton Road. 3. improve the operating conditions for buses, in particular through securing improvements to the major bus corridors identified above; and exploring park and ride opportunities; 4. support improvements to the Metro and rail network including new stations and routes where deliverable; 5. safeguard the following disused railway alignments for future use: i) Leamside line; and ii) South Hylton to Penshaw; 6. improve and extend the cycle network.

Urban Core accessibility and movement

Accessibility to and movement through the Urban Core will be enhanced by: 1. discouraging the use of streets by through-vehicular traffic; 2. increasing priority for pedestrians and cyclists in the Primary Shopping Area; 3. improving the cycle network; 4. improving 'legibility' and signage for pedestrians; 5. providing for operational access for businesses; 6. improving the provision of car parks around the ring road; 7. reducing the 'barrier' effect of the ring road in relation to adjacent areas; 8. improving the attractiveness of Park Lane Interchange; and 9. working with rail industry partners to: i. improve the connectivity of Sunderland to other major centres; and ii. supporting redevelopment and improvement of Sunderland Station.

Local road network

1. The Local Road Network will be protected for safe and efficient movement in accordance with the following road hierarchy: i. Distributor Roads; ii. Category 1 Roads; iii. Category 2A Roads; and iv. Category 3 Roads. 2. To ensure that development has no unacceptable adverse impact on the Local Road Network, proposals must ensure that: i. where a new vehicular access is accepted in principle, the number of access points will be kept to a minimum and new access points will be designed and constructed in accordance with the current highway design standards; ii. they have safe and adequate means of access, egress and internal circulation/turning arrangements for all modes of transport relevant to the proposal; iii. where an existing access is to be used, substandard accesses will be improved and/or upgraded in accordance with the current standards for the category of road; iv. they are assessed and determined against current standards for the category of road having regard to the capacity, safety and geometry of the highway network; v. they have safe and convenient access for sustainable transport modes relevant to its location; and vi. they will not create a severe impact on the safe operation of the highway network; resulting in potential risk to all highway users with specific consideration given to vulnerable road users.

Development and transport

Development should: 1. provide safe and convenient access for all road users, in a way which would not: i. compromise the free flow of traffic on the public highway, pedestrians or any other transport mode, including public transport and cycling; or ii. exacerbate traffic congestion on the existing highway network or increase the risk of accidents or endanger the safety of road users including pedestrians, cyclists and other vulnerable road users; 2. incorporate pedestrian and cycle routes within and through the site, linking to the wider sustainable transport network; 3. submit an appropriate Transport Assessment/Transport Statement and a Travel Plan. This must demonstrate that appropriate mitigation measures can be delivered to ensure that there is no detrimental impact to the existing highway; 4. include a level of vehicle parking and cycle storage for residential and non-residential development, in accordance with the council's parking standards; 5. provide an appropriate level of electric vehicle parking and charging infrastructure for commercial and non-residential development to suit site specific requirements, and make provision for the installation of home charging apparatus on major residential schemes; and 6. safeguard the existing network of Definitive Public Rights of Way. If this cannot be accommodated, then a diversion and/or alternative route shall be provided.