Planning in Tameside

Retaining and Improving Opportunities for Sport, Recreation and Leisure

A wider range of cultural, leisure and recreational opportunities will be developed in the Borough, with the emphasis on local accessibility to smaller scale facilities and on locations in or adjacent to town centres for larger scale built leisure. The existing pattern of parks, play areas, playing fields and informal recreation areas within the built up area will be protected and their accessibility, quality and appearance enhanced where possible. Opportunities will be taken through Council programmes, area regeneration initiatives and housing development proposals, to improve provision in areas where there are deficiencies in particular types of sports or recreation. The river valleys, country parks and other areas of accessible countryside will continue to be conserved, managed and improved, in order to realise their potential for informal recreation, nature conservation and education / interpretation.

Education and Community Facilities

Where proposals are submitted for new housing developments, and the schools or other community facilities in the surrounding area would be unable to satisfactorily accommodate the additional demands, the Council will require developers to provide a contribution towards the provision of additional or extended facilities, in proportion to the number of intended occupants. This policy will apply to housing developments of 25 or more dwellings, excluding specialised schemes where the occupiers will have no need for education or community facilities. Where necessary, developers will be expected to enter into planning agreements to secure the provision.

Allotments

The Council will not permit development on land in use, or last used, for allotment gardens whilst this is required to meet demand for such purposes, unless suitable alternative provision is made.

Outdoor Sport, Recreation and Play Space Developments

The Council will encourage and permit new, replacement, improved or extended provision for outdoor sport, recreation or play space purposes, provided any scheme meets the following criteria: (a) no unacceptable impact on the occupiers of nearby dwellings through visual amenity, noise, lighting, traffic or other forms of disturbance, including consideration of hours of use where appropriate, and (b) suitable arrangements, where appropriate, for car parking and for maintenance, emergency or other vehicles which may need to reach the site, for access to and from the highway, and for access by other means of transport including public transport, and (c) suitable location, design and appearance of changing, club and spectator facilities, where required, and (d) landscaping and fencing of a suitable quality where necessary. Emphasis will be given, in the Council's own programmes and those of its partners, and in the consideration of planning applications, to improving the availability and quality of recreational and play space facilities at the local and neighbourhood level, particularly where there are deficiencies and evidence of deprivation and social stress. The Council will involve the local community in assessing the need for such facilities and will take advantage of opportunities provided by regeneration programmes.

Ensuring an Accessible, Safe and Healthy Environment

Development schemes must be designed to provide an environment that is accessible to people with sensory impairment or restricted mobility, to incorporate traffic calming measures wherever necessary, and to discourage crime and anti-social behaviour in consideration of Section 17 of the Crime and Disorder Act 1998 and the Tameside Crime and Disorder Reduction Strategy. All forms of pollution arising from new developments must not exceed acceptable levels for the surrounding area and conflicts between industrial or commercial operations and the enjoyment of a clean and quiet residential environment avoided.

Townscape and Urban Form

In considering proposals for built development, the Council will expect the distinct settlement pattern, open space features, topography, townscape and landscape character of specific areas of the Borough to be understood, and the nature of the surrounding fabric to be respected. The relationship between buildings and their setting should be given particular attention in the design of any proposal for development. Urban design frameworks will be produced for particular areas and corridors in the Borough, as supplementary planning guidance, setting out fundamental principles which should be followed and from which detailed design may be interpreted. The Council will establish a strategy to secure the retention and enhancement of landmark buildings which form a distinctive element of the local skyline or townscape, and which represent a unique part of the heritage of the area. Re-use and conversion of such buildings which become redundant will be permitted, subject to other relevant policies.

Art in the Environment

The Council will permit and actively encourage works of public art, including free standing projects and those which are incorporated into development schemes, subject to consideration of: (a) the contribution the scheme will make to improving the appearance or interest of the local environment, and (b) the relationship to the architectural, historical and cultural identity of the local area, and (c) the views of people living in or using the local area. Where major developments are proposed, such as large scale town centre, retail or employment schemes, the Council will negotiate to secure the provision or commissioning of public art in association with these schemes.

Detailed Design of Employment Developments

The layout, design, external appearance and operation of proposed employment developments, which are acceptable in relation to other relevant policies in this plan, will be required to be of high quality and to meet the following more detailed criteria: (a) suitable arrangements for parking, servicing and access to and from the highway, including access by pedestrians, cyclists and disabled people, and for convenient access by public transport where appropriate, with no unacceptable impact on the surrounding highway network, and (b) building design and use of materials which relate well to local features and complement or enhance the character of the surrounding area, and (c) suitable landscaping and screening, including retention of existing features such as trees and hedges where practical, which enhance the appearance of the development and minimise the visual impact of plant, machinery, storage and service areas, and (d) no unacceptable impact on neighbouring properties through noise, vibration, smell, smoke, dust, fumes, lighting, litter, traffic and other disturbance, and no unacceptable impact on residential amenity including consideration of hours of operation, and (e) minimisation of opportunities for crime and anti-social behaviour.

Capturing Quality Jobs for Tameside People

To counteract a continuing decline in the Borough's established employment base and to increase the earnings potential of work in the area, measures will be taken to create and maintain a healthy and diverse local economy and to attract quality jobs. This will recognise, among other things, the economic development potential of the Borough's proximity to Manchester Airport. This will include making land available for inward investment on key accessible sites, facilitating the retention of indigenous and expanding businesses, providing opportunities for new employment initiatives throughout the Borough, and enabling the safe and efficient movement of freight. In addition to the key sites, attention will be given to the opportunities for employment growth provided by town centres and other previously developed land.

Maintaining Local Access to Employment and Services

To reduce the need to travel longer distances from outlying areas and to help create vitality and diversity in predominantly residential areas, opportunities will be taken wherever possible to retain and increase the availability of local employment, shopping, leisure and community facilities throughout the Borough. Mixed uses will be developed, where this can be achieved without causing environmental or traffic problems or conflicting with the role of town centres.

Regional Investment Site / Strategic Regional Site

(1) Ashton Moss, Ashton-under-Lyne for B1b research and development, B1c light industry, B2 general industry, B8 storage and distribution, and sui generis employment uses similar in character to industry and warehousing, including car showrooms, and C1 hotel uses. A limited amount of B1a office development (no more than 9,290 sq m gross internal floorspace) is acceptable only on the part of the site at the junction of the A635 and the Ashton Northern Bypass. The limited office development is restricted to ensure that for a period of five years from the first occupation of any building (or part thereof) for offices (B1a) purposes, no single occupier shall occupy less than 2,323 sq m gross internal floorspace. The offices (B1a) permitted shall not be let to or occupied by public and commercial organisations which attract significant numbers of visiting members of the public and which provide services to the local community. These comprise council, health, social housing, law and order, job, social security and taxation services, and law and accountancy services. These restrictions are to ensure that the development does not prejudice proposed office development in Ashton town centre, including the site at Henry Square. If any further applications for (B1a) office development are submitted they will be subject to a sequential test to prove that offices could not be accommodated in a town centre and these offices should be subject to strict conditions on types of occupier and minimum building sizes and first lets, so that the development does not prejudice proposed office development in Ashton Town Centre, including the site at Henry Square. Applications to extend B1b floorspace over and above the 9,290 sq m permitted will also be subject to the sequential test and will need to be accompanied by a Transport Assessment in accord with policy T14. D2 assembly and leisure uses are acceptable in the area to the east of the M60, and south of the line of the Ashton Northern Bypass.

Development Opportunity Areas

In the Development Opportunity Areas shown on the proposals map and listed below the Council will permit redevelopment or refurbishment schemes which include uses likely to create higher levels or quality of employment, leisure, retail or residential provision and bring about significant improvements in overall appearance. Mixed use schemes will be particularly encouraged in these areas.

Established Employment Areas

In the "established employment areas" shown on the proposals map, the Council will permit development for employment purposes (as defined in the explanation and justification) both on vacant sites and through the redevelopment of sites already in use. Proposals for residential or mixed use development in "established employment areas" or at individual or small groups of existing employment premises not shown on the proposals map, will not be permitted unless, after assessment of the following factors, it is considered that the Borough's housing requirements and the regeneration benefits of the development outweigh the potential of the site in its present form for further employment use: (a) the quantity and type of employment sites and premises available in the area, and (b) evidence of demand for employment sites and premises in the area, and (c) the suitability of the site for further employment use in terms of size, physical characteristics, access, traffic impact, and sensitivity of surrounding land uses, and (d) the opportunity which may be presented for new forms of employment as part of a mixed use scheme.

Local Employment Opportunities and Mixed Uses

The Council will permit developments, such as mixed use schemes, reuse of existing buildings, or projects involving teleworking, which contribute to innovation, growth and diversity in the economy and generate local employment opportunities in areas of the Borough outside the "strategic employment sites" and "established employment areas" shown on the proposals map, including sites outside the urban area where there may be potential for rural diversification. This is subject to the nature of the employment activities and the layout and design of any scheme not having an adverse effect on the amenities of surrounding residential areas or creating traffic problems, and in the case of developments in rural areas not conflicting with the purposes of the Green Belt, taking into account any mitigation measures that are proposed. The Council will permit and facilitate developments for local employment use by such measures as land assembly, derelict land reclamation, remediation of contamination, access improvements and environmental enhancements, where appropriate and necessary to overcome constraints on previously developed sites which are part of or within designated regeneration programmes.

Local Access to New Employment

The Council will negotiate with developers or occupiers of major employment schemes to agree targets for the employment of people living within the local area, taking account of the available skill base and the additional costs which may be involved, and not restricting the employment of skilled personnel from outside the local area who are essential to the establishment of new developments. Where appropriate and at reasonable cost, the Council will wish to see the developer or occupier make arrangements for training for local people in skills related to employment opportunities at the proposed development, particularly if this is located in or adjacent to areas of the Borough where there are high levels of unemployment or deprivation.

Meeting Obligations on Minerals, Waste and Energy

The Borough will make an appropriate contribution to regional requirements for the working of minerals, allow sustainable waste management facilities to be developed as part of an integrated waste management strategy for Greater Manchester, and facilitate the supply of energy from renewable sources, subject to satisfying environmental criteria for the surrounding area.

Energy from Waste

The Council will permit proposals to collect and utilise methane from either existing landfill sites, or new composting plants, within the context of policy MW6 and subject to compliance with policy MW9. Proposals for energy recovery through the burning of waste will be considered in the context of policy MW6, and will be subject to policy MW9 and the particular need to demonstrate protection of the local environment from possible hazards associated with these processes.

Energy Efficiency

The Council will encourage all development to incorporate energy efficiency within the proposal, so far as is appropriate, and will permit developments which include measures to improve or promote energy efficiency, as a means both of conserving resources and contributing to the reduction of emission of greenhouse gases, subject to assessment of any possible local impact.

Renewable Energy

The Council will permit the development of renewable energy schemes, subject to consideration of local environmental implications balanced against the benefits to the national economy and global environment. In considering such proposals, the Council will take into account the extent to which the development meets the criteria set out in policy MW9 (a) to (l) wherever relevant, and will also wish to be satisfied that no unacceptable damage will be caused to the appearance of the area by electricity lines between the development and their point of connection to the electricity supply network. In the case of wind energy schemes, the Council will also wish to be satisfied that: (a) the development is not likely to result in unacceptable intrusion on the intrinsic landscape qualities of the surrounding area, and (b) access for construction traffic can be provided both without damage to highway safety and without permanent and significant damage to the environment, and (c) the amenities of neighbouring occupiers will not be unacceptably affected by visual dominance, shadow flicker or reflected light, and (d) no electromagnetic disturbance is likely to be caused to any existing transmitting or receiving systems, or that adequate measures will be taken to remedy or mitigate any such disturbance which may be caused.

Protecting and Enhancing the Natural Environment

The natural environment, countryside character and biodiversity of the Borough will be safeguarded, by taking account of nature conservation considerations and their importance internationally, nationally or locally whenever land use planning decisions are made. Particular attention will be given to protection of national and Greater Manchester Biodiversity Action Plan priority habitats and species, moorland, wetland, woodland, hedgerows, dry stone walls, canals, reservoirs and ponds, and to avoiding adverse effects on wildlife species which are protected by law. Opportunities will be taken wherever possible to enhance the value of land for nature conservation, particularly within wildlife corridors, river valleys and the urban fringe.

Creating a Cleaner and Greener Environment

To enhance the appearance of the Borough for the benefit of existing residents and to help attract new investment, all developments must achieve high quality design which is sensitive to the character of the local area, particularly in the relationship between buildings, between buildings and adjoining spaces, and in associated landscaping. This will be particularly important in achieving higher density housing development. The landscape quality and nature conservation value of the Borough will be enhanced where possible, particularly in the urban fringe and river valleys, further greening will take place in urban areas and woodland planting will be facilitated where not injurious to nature conservation.

Following the Principles of Sustainable Development

In promoting sustainable development and quality of life as guiding principles of the plan, the need for economic development and new homes will be balanced against the importance of protecting and enhancing the environment. This will be achieved, in particular, by giving priority to the use of previously developed land in the most efficient way including the re-use of empty or underused buildings, enabling higher densities where consistent with environmental quality, conserving cultural and natural resources, minimising the need to travel and facilitating the use of public and non-motorised means of transport. Developments generating large numbers of trips will be concentrated in or adjoining town centres wherever possible, and where suitable sites are not available they will be located in areas well served by public transport.

Development on or near Landfill Sites

When development is proposed on or within 250 metres of a known former or existing landfill waste disposal site, the Council will require to be satisfied that: (a) the effects of decomposition have finished, or (b) landfill gas will be safely dispersed or removed before development takes place, or (c) appropriate measures will be incorporated during construction work and within the development itself to avoid any potential hazard.

Contaminated Land

Where development is proposed on a site that, based on historical knowledge, may have a contamination problem, conditions will be attached to any planning permission that is granted. These conditions will require the applicant or developer to submit to the Council a desk based study, to provide sufficient information to identify any risks that may exist from the site or adjacent sites in relation to the intended use and in relation to harm which may be caused to other receptors either on or adjacent to the site. Subject to the findings of the desk study, development may be allowed to proceed, further information may be requested, or a physical site investigation may be required to identify the presence, severity and extent of potential contaminants, so enabling the fitness of the land in its current state for the proposed development to be assessed. Where contamination poses a threat to the proposed development, adjacent land or the environment, remedial measures will be necessary to remove, stabilise, contain or treat the affected land before the development can proceed. Where necessary, the Council will reclaim contaminated land in its ownership for beneficial use. Further information on the contaminated land regime will be provided in supplementary planning guidance.

Control of Pollution

Planning permission will not be granted for a development if its operation is likely to be a source of pollution (including noise pollution) or a generator of waste which would pose a threat to the amenity of the surrounding area, lead to contamination of land, or adversely affect the quality of rivers, other watercourses, lakes, ponds or groundwater and their role for fishing, nature conservation and informal recreation. Where appropriate, conditions will be attached to planning permissions to safeguard against the loss of amenity which may be caused by pollution or waste resulting from the operation of a development, or to establish acceptable levels which should not be breached. Where developments are permitted, any emissions may be monitored to ensure compliance with conditions which are imposed.

Hazardous Installations

The Council will not permit developments which would involve the storage or use of notifiable quantities of hazardous substances unless satisfied, following consultation with the Health and Safety Executive, that the risks to the health or safety of the surrounding population are acceptable. The Council will not permit developments within the consultation distances of existing notifiable installations, unless satisfied, following consultation with the Health and Safety Executive, that the risks to the proposed development from those installations are acceptable.

Air Quality

When developments are proposed which could have a significant impact on local air quality, the Council will consider the extent to which the development may affect the target levels in any Air Quality Management Areas which are declared or the requirements of related action plans, and weigh this against other material considerations before granting planning permission. When developments are proposed within areas where air quality is likely to exceed the objectives set in the National Air Quality Strategy, the Council will consider the extent to which occupiers could be exposed to health risks from levels of air pollution in excess of national targets, taking into account the effect of action plans introduced to reduce such exceedences, and will weigh this against other material planning considerations before granting planning permission.

Protection of Water Resources

Development proposals which may have an adverse impact on water resources will only be permitted where they would not pose an unacceptable risk to the capacity or flow of groundwater or surface water systems.

Reclamation of Derelict Land

The Council will permit proposals for mineral working or surface disposal of mineral waste which would assist in reclaiming derelict and degraded land, subject to consideration of the landscape and ecological value of derelict sites which are regenerating naturally and to compliance with policy MW9. Development which may have an adverse impact on the ecological value of a naturally regenerating site should incorporate mitigation or compensation measures.

Waste Management Facilities

The Council will only permit proposals for new, modified or extended waste management facilities which are consistent with the following criteria, and subject to compliance with policy MW9: (a) the best practicable environmental option for the waste materials involved, and (b) the objective of moving up the waste hierarchy, and (c) the proximity principle, and (d) the desirability of regional self sufficiency, and (e) the sustainable integrated waste management strategy for Greater Manchester, so far as this has been agreed at the time.

Recycling, Collection and Ancillary Waste Management

The Council will permit the development of new or extended waste management facilities which result in sustainable recycling of waste materials, including suitably designed and managed local facilities for the bringing of waste materials which are not handled or separated by the refuse collection service, subject to compliance with policy MW9. The Council will permit the incorporation of ancillary waste management facilities within new developments, subject to compliance with policy MW9.

Control of Minerals and Waste Developments

Proposals for new or extended mineral workings, aggregate depots, minerals waste disposal points, mineral exploration, waste management sites and facilities, and transfer loading stations, will only be granted planning permission where each of the following criteria which are relevant to the type of development proposed can be satisfied, taking into account any mitigation or compensation measures that may be included: (a) no unacceptable impact on dwellings or other environmentally sensitive properties, in terms of visual amenity, noise, smell, dust, vermin, vibration, blasting, air quality, ground contamination, hours of operation or other nuisance (including that which may be caused by traffic generation), (b) no unacceptable harm to the water environment, water resources, groundwater levels or groundwater flows, (c) stability of surrounding land not affected, (d) satisfactory access arrangements and no unacceptable impact on surrounding highways or the safety or free flow of traffic, (e) where development of agricultural land is unavoidable, poorer quality land should be used in preference to higher quality land, except where other sustainability considerations suggest otherwise, and taking account of the quality of restoration likely to be achieved following completion of the operations, (f) no unacceptable impact on any Listed Building or its setting, Ancient Monuments or Conservation Areas, (g) no unacceptable impact on any site or area designated internationally, nationally or locally for protection of nature conservation interests, and no adverse impact on protected species, (h) local features of landscape, archaeological, woodland or geological interest, and areas with recreational use or potential, protected from unacceptable harm or replaced or relocated to a suitable quality where feasible, (i) other mineral deposits of significant value not sterilised, (j) a satisfactory scheme of working, incorporating provision for site security and containment and management within the site boundaries of materials which are deposited or generated from the site, and providing where appropriate for progressive working to minimise the area of working at any particular time, (k) satisfactory provision for screening and landscaping whilst working is in progress, (l) a suitably high quality scheme of restoration and aftercare for agriculture, woodland, nature conservation, recreation, amenity or other uses, including in appropriate cases progressive restoration undertaken whilst the site is being used. The following criteria apply to mineral workings only (n) the presence of adequate reserves of the mineral in terms of both quality and quantity, (o) satisfactory provision for the processing and disposal of the mineral and mineral waste, (p) in the case of p

International Nature Conservation Sites

Development which may affect a Special Protection Area or proposed Special Area of Conservation will be subject to the most rigorous examination. Development that is not connected with or necessary to the management of the site for nature conservation, which is likely to have significant effects on the site (either individually or in combination with other plans or projects) and where it cannot be ascertained that the proposal would not adversely affect the integrity of the site, will not be permitted unless: (a) there is no alternative solution, and (b) there are imperative reasons of over-riding public interest for the development. Where the site concerned hosts a priority natural habitat type and/or a priority species, development or land use change will not be permitted unless the authority is satisfied that it is necessary for human health or public safety or for beneficial consequences of primary importance for nature conservation.

National Nature Conservation Sites

Development in or likely to affect a Site of Special Scientific Interest will be subject to special scrutiny. Where such development may have an adverse effect, directly or indirectly, on the special interest of the site it will not be permitted unless the reasons for the development clearly outweigh the nature conservation value of the site itself and the national policy to safeguard such sites. Where development is permitted the Council will consider the use of conditions or planning obligations to ensure the protection and enhancement of the site's nature conservation interest.

Locally Designated Nature Conservation Sites

The Council will not permit development adversely affecting a Site of Biological Importance, without a proper assessment being made of the nature conservation value of the site in relation to the benefits of the development. The objective should be to retain the habitat provided by the designated site, either by exclusion from the area of the development or incorporation within the development site where practical, in either case with suitable measures taken to protect the site during construction and once the development is completed. Where loss or damage would occur to the nature conservation value of the site, and on balance it is accepted that the need for the development outweighs the protection of the habitat in-situ, this must be compensated for by habitat re-creation or enhancement of an equivalent or greater area elsewhere within the site or the surrounding area. Development unconnected with the management of the site will not be permitted on Local Nature Reserves which have been formally designated under the National Parks and Access to the Countryside Act 1949.

Nature Conservation Factors

When considering development proposals which could have an impact on wildlife, plant life or geological features (whether or not these are currently designated for protection) the Council will wish to be satisfied that the potential benefits to nature conservation have been fully taken into account in the design of the scheme and arrangements for subsequent maintenance or management, including any opportunities to help create or enhance wildlife habitats and increase biodiversity in both urban and rural locations. Nature conservation factors should be addressed in the design of new areas of tree or shrub planting and landscaping, and in schemes for environmental improvement and reclamation of derelict land, particularly in wildlife corridors and areas which are deficient in wildlife habitats. Consideration of these factors should be informed by the Council's Nature Conservation Strategy and the evolving Greater Manchester Biodiversity Action Plan.

Trees and Woodland

The Council will not permit the felling of protected trees and woodlands, or other trees of amenity value, unless: a) the removal of a tree has been considered appropriate in connection with an approved development, or b) good arboricultural practice requires that the tree should be felled, or c) the condition or safety of structures is conclusively proven to be adversely affected by the presence or growth of a tree, or d) a serious risk to public safety is presented by the tree. Where a tree is removed the Council will require appropriate replacement planting. The Council will undertake new planting of trees and woodland, including the establishment of community woodlands, and will encourage new woodland planting by others, in areas of the Borough identified as suitable in the Council's adopted Woodland Framework Plan but excepting sites of significant ecological value. Tree and woodland planting should make use of locally native species wherever appropriate and the implications for nature conservation should always be taken into account.

Trees Within Development Sites

Where the quality and location of existing trees, whether individually, in groups or in woodlands, are of significant value to the appearance and amenity of a site, the Council will not permit development proposals which would: (a) result in unnecessary loss of, or damage to, such existing trees, or (b) not allow for successful retention of such existing trees, or (c) not make adequate provision for replacement planting. Where a development proposal affects a site containing trees or woodlands, the Council will require a full arboricultural impact assessment, survey and method statement to be undertaken and submitted with the planning application, to enable the value of the trees and the effect of the proposal on the trees to be properly assessed and proposals made for the best of the trees to be accommodated within the scheme.

Protection and Enhancement of Waterside Areas

The Council will permit developments alongside watercourse so long as they: (a) allow for the retention or creation of a "green" corridor following the watercourse, wherever possible and at least along one side, and (b) include improvements where appropriate to existing waterside features, and (c) enable the waterside environment and its ecology to be enhanced generally, avoiding the creation of a backyard character, and (d) do not involve watercourses being culverted and, where appropriate and in accordance with Environment Agency policy, include the removal of existing culverts, and (e) avoid erosion or destruction of established habitats and associate species, and (f) encourage the provision of new habitats in appropriate locations, and (g) protect valuable floodplain habitats from development, and (h) open up waterside land and frontages to public access where appropriate.

Protected Species

The Council will not permit development which would have an adverse impact on badgers or species protected by Schedules 1, 5 and 8 of the Wildlife and Countryside Act as amended, unless it can be demonstrated by the applicant that any such impact can be successfully mitigated and the population status of the species be maintained at current levels.

Protection of the Green Belt

The Greater Manchester Green Belt is carried forward unchanged from the previous Tameside Unitary Development Plan, as shown on the proposals map. The Green Belt will continue to be protected from inappropriate development and approval will not be given, except in very special circumstances, for the construction of new buildings for purposes other than: (a) agriculture and forestry, or (b) essential facilities for outdoor sport and outdoor recreation, or (c) cemeteries, or (d) other uses of land which preserve the openness of the Green Belt and which do not conflict with the purposes of including land within it.

Landscape Quality and Character

The landscape quality of the Borough, including features which are of importance for wild flora and fauna, will be conserved and enhanced through woodland, landscape and nature conservation strategies and in consultation with landowners and farm tenants. Measures will be taken to maintain a variety of attractive landscape types consistent with the Countryside Agency's Landscape Character Areas and to re-establish a countryside character where necessary in the river valleys and other areas of the urban fringe. Within the countryside, river valley and urban fringe areas, any development will be required to be sympathetic to its surroundings and high standards of siting, design, materials and landscaping will be expected, particularly where existing residential or agricultural buildings which contribute positively to the character and appearance of the landscape are involved. Especially careful consideration will be given to the appearance of developments within open land in the eastern, upland part of the Borough. Development which borders the Green Belt or areas of Protected Green Space will be required to incorporate boundary treatment and planting which protects or enhances the landscape and habitats of these areas.

Support for Agriculture

So far as possible, farm holdings will be protected from the adverse effects of non agricultural development and viable agricultural holdings will not be severed by development, in order to encourage continued investment and good management. Where development of agricultural land is unavoidable, the Council will seek to encourage the use of poorer quality land in preference to that of higher quality, except where other sustainability considerations suggest otherwise. The Council will encourage and permit the diversification of farm enterprises and the re-use of farm buildings where each of the following can be met: (a) it can be shown that such operations increase the likelihood of appropriate investment in, or safeguarding of, the long term future of agricultural activity in the area, and (b) the location, scale, layout and design of new buildings respect the character of the area and the qualities of any existing buildings.

Development Associated with Agriculture

When required the Council will permit the development of agricultural or forestry buildings and plant, or give prior approval to details of "permitted development" for these purposes, provided the proposals are sited and designed to; (a) minimise the visual impact on the landscape in accordance with policy OL10, and (b) relate well to existing farm buildings, and (c) minimise any adverse impact on the amenity of adjacent dwellings unconnected with the farm. In considering the impact of such developments, the Council will take into account mitigation or compensatory measures which may be proposed, including landscaping.

Openness and Appearance of River Valleys

The Council will not permit developments which would adversely affect the character of the Tame, Medlock and Etherow river valleys including their value for nature conservation, or the overall improvement of their appearance, or break the open parts of the valleys into further sections. Measures will be taken to enhance the built environment within the river valleys, through improving the appearance of industrial areas where necessary, screening unsightly or unduly prominent development, and making canal and riverside areas more attractive.

Peak District National Park

The Council will not permit development that would adversely affect the purposes of the Peak District National Park or be harmful to its valued characteristics.

Existing Buildings in the Green Belt

Within the Green Belt, approval will only be given for the re-use or conversion of existing buildings where: (a) the new use does not have a materially greater impact than the present use, on the openness of the Green Belt and the purposes of including land in it, and (b) any extension of the building does not result in disproportionate additions over and above the size of the original building (or in the case of a replacement dwelling, the new building is not materially larger than the one it replaces), and (c) any associated uses of land surrounding the building do not conflict with the openness of the Green Belt and the purposes of including land within it, and (d) the building is of permanent and substantial construction, is in an intact and generally complete condition, and is capable of conversion without major or complete reconstruction, and (e) the form, bulk, general design and external materials of the building is in keeping with its surroundings and retains the inherent character and scale of the original building. The extension, alteration or replacement of existing dwellings within the Green Belt will be subject to criteria (b) and (e) above. The Council will particularly encourage the re-use of buildings for purposes which facilitate job creation and diversification of the rural economy or help to protect rural services, and will permit such developments subject to conformity with the criteria above. Where it is considered that permitting buildings to be taken out of agricultural use could lead to a consequential increase in new farm buildings that would have a seriously detrimental effect on the openness of the Green Belt, the Council will impose conditions withdrawing such permitted development rights.

Major Developed Sites in the Green Belt

Limited infilling will be permitted at the major existing developed sites within the Green Belt which are shown on the proposals map, provided that any such infilling: (a) is related to the continuing use of the site as identified, and (b) is contained within the boundary shown on the proposals map, and (c) has no greater impact on the purposes of including land in the Green Belt than the existing development, and (d) does not exceed the height of the existing buildings, and (e) does not lead to a major increase in the developed proportion of the site.

Protected Green Space

The Council will not permit built development on any land shown as Protected Green Space on the proposals map. This policy will also apply to areas of land in similar use but which are too small to be shown as Protected Green Spaces on the proposals map. Exceptions to this policy will only be made where one of the following criteria is satisfied: (a) the proposed development is ancillary to the principal use of a playing field or green space for recreation or amenity and does not adversely affect this use, or (b) redevelopment of part of a playing field or green space provides the only means of upgrading the site to the required standard, and the remaining playing field or green space will continue to meet the needs of the surrounding area for sport, recreation or amenity, or (c) a playing field or green space which will be lost as a result of the proposed development would be replaced by a playing field or green space of an equivalent or better quality and quantity, in a suitable location and subject to equivalent or better management arrangements, prior to commencement of development, or (d) it can be demonstrated, by means of a suitable supply and demand study taking account of possible future as well as current requirements, that the retention of a site or facilities for sport or recreational use is not necessary and the site has no special significance to the interests of sport and recreation. These exceptions will not apply if part or all of the land involved would continue to fulfil a local need for amenity space, provide a valued sense of openness in the street scene, maintain the character and environmental quality of the area, maintain an open land corridor or substantial enclave of open space within the urban area, provide links to or continuity with wider areas of countryside, or form a wildlife corridor. Measures will be taken, where possible and appropriate, to enhance the accessibility, appearance and habitats of areas of Protected Green Space and to extend or link them into further areas of open space.

Hartshead Power Station and Millbrook Sidings sites

Hartshead Power Station and Millbrook Sidings sites (former STA17, 18) to be reclaimed for predominantly outdoor recreation uses with a limited amount of enabling development to fund the reclamation of the site. The character and extent of the enabling development to be established following detailed investigation into the costs of reclamation works.

Potential of Water Areas

The potential of reservoirs, rivers and canals for recreation, amenity, nature conservation and tourism will be fully utilised. The Council will permit proposals for development which enhance the environment and value of water areas for these purposes, provided any scheme will not have an adverse effect on operational requirements, the value of the area for nature conservation or its landscape character, lead to a loss of amenity in any adjoining residential areas, or lead to traffic problems on adjacent highways. In particular, measures will be taken to consolidate the restoration of the Huddersfield Narrow Canal for through navigation, improve access to and along towpaths, facilitate conservation or developments projects which enhance the canalside environment, and provide or improve facilities for boat users.

Informal Recreation and Countryside Access

The quality and accessibility of informal recreation facilities throughout the Borough will be improved, through enhancement schemes at particular sites, formation or extension of car parks where appropriate, creation, extension or improvement of way marked recreational routes, and continuing emphasis on the use and development of the river valleys and country parks for informal recreation. Where development is proposed adjacent to countryside or other areas available for informal recreation, the Council will require developers to protect existing links into these areas and where appropriate to enhance existing links or form new ones. Where development would have a detrimental effect on such areas or increase pressure of use, the Council will require suitable mitigation or compensatory measures to be taken.

Derelict Land Reclamation

Derelict land in the countryside and urban fringes of the Borough, and where in urban areas it can fulfil a recognised local need for increased open space, will be restored for recreation, amenity, nature conservation or agricultural purposes, or some suitable combination of these uses. Where development is proposed on or adjoining derelict land which should most appropriately be used for open space, the Council will require developers to incorporate reclamation for such use within their proposals or to facilitate reclamation by the Council or its partners at that time or at a later date. The natural regeneration of despoiled areas should be allowed to continue where this would contribute to natural history, habitat formation or landscape interest, without perpetuating an eyesore or conflicting with the requirements on contaminated land.

Flood Prevention

When considering proposals for development the Council will apply a risk based approach to the assessment of possible flooding, taking into account the Environment Agency's most recent Indicative Flood Plain Maps and any other relevant sources of information. In a sequential test taking into account the nature and scale of the development proposed, priority will be given to development in areas of little or no risk of flooding, over areas of low to medium risk, over areas of high risk. Within high risk areas, priority will be given to previously developed land, over undeveloped land, over functional flood plains. The Council will consult the Environment Agency in any such assessment and will consider, among other things, whether the development would be at direct risk of flooding, likely to increase the risk of flooding elsewhere, likely to obstruct the flow of flood waters, or likely to interfere with the integrity of existing flood defences. Where, exceptionally, development is permitted in areas liable to flooding, appropriate flood protection and mitigation measures will be required as part of the development. Where practical, areas adjacent to watercourses will be preserved or created to allow access for maintenance purposes.

Conserving Built Heritage and Retaining Local Identity

The cultural heritage, historic character, distinctiveness and local identity of buildings and areas within the Borough will be conserved. Extension, conversion, refurbishment and, where necessary, redevelopment schemes involving historic buildings and areas must be sensitive to and where appropriate enhance the character of their surroundings.

Development Affecting Archaeological Sites

Where development is proposed which could have an adverse effect on Scheduled Ancient Monuments or other nationally important remains, there will be a presumption in favour of physical preservation in situ. Development will not be permitted if it would cause material damage to the existing remains, nor detract from the aesthetic, historical or educational value of the site and its setting. Where development is proposed in other areas of known or suspected archaeological importance, the Council will ensure that: (a) provision is made for the prior investigation and evaluation of the site, and (b) facilities are made available for suitable inspection during site preparation, and (c) sites and monuments are not needlessly damaged or destroyed, and unavoidable damage is mitigated, and (d) preservation of the archaeological evidence in situ is the preferred solution, or if this is not justified, adequate provision is made for excavation and recording before and during development. Wherever practical, measures should be taken to facilitate the conservation, accessibility and interpretation of archaeological remains, in the light of the educational, recreational and tourism potential which they may have.

Shop Fronts

The Council will permit proposals for the alteration, restoration or renewal of shop fronts, including fascias and canopies and shutters, so long as: a) existing shop frontages which have historic value or significant architectural quality are repaired and restored wherever possible, and b) the design of replacement shop fronts is sensitive to the design, scale and character of the existing and adjacent building and the general street scene, and c) public entrances are designed to ensure safety and convenience for people with sensory and physical disability.

Conservation Areas

The character and appearance of the Borough's Conservation Areas, including any further changes to areas which may be declared during the life of the plan, will be preserved or enhanced through the control of development, the promotion of improvement measures, or both.

Demolition of Unlisted Buildings in Conservation Areas

Demolition of unlisted buildings within Conservation Areas which make a positive contribution to the character or appearance of the area will not be permitted. Exceptions will only be made to this policy on assessment of each of the criteria listed in policy C8 for the control of demolition of listed buildings. Where unlisted buildings within Conservation Areas make no positive contribution to the character or appearance of the area, demolition will only be permitted if this would be followed, as soon as practical, by a development scheme which would make a greater contribution to the character or appearance of the area.

Control of Development in or adjoining Conservation Areas

When considering proposals for development in or adjoining Conservation Areas, including advertisements and the alteration, extension or conversion of existing buildings within Conservation Areas, the Council will have regard to the desirability of preserving or enhancing the character or appearance of the area, and to the need to ensure that the proposals make a positive contribution to the context in which they are set.

Alternative Uses, Alterations and Additions for Listed Buildings

Whilst continuation of the use for which the building was designed is most desirable, the Council will permit alternatives uses for Listed Buildings where evidence demonstrates that the existing or original use is unlikely to support the maintenance and preservation of the building. The Council will require that proposed new uses, or other alterations and additions to Listed Buildings, should not adversely affect the essential character of the building, should be in keeping with its architectural style and features, and should harmonise with its surroundings. The effect of the proposals on any protected species which may be using the Listed Building should also be taken into account. Such development must be of a high standard of design. The external appearance, design and materials will be expected to match as near as possible those of the existing building and, where appropriate, new internal features should also harmonise with the existing. Extensions and additions should be secondary in scale, design and location to the principal building and standard solutions or modern features which fail to relate to the character of the building will not be permitted.

Setting of Listed Buildings

New development, including any proposed as a result of a new use for a Listed Building, which fails to preserve, or detracts from, the setting of a Listed Building or structure will not be permitted.

Enabling Development for Conservation of Heritage Assets

Development which is proposed so as to enable the restoration of Scheduled Ancient Monuments, Listed Buildings, Conservation Areas or Registered Parks and Gardens (heritage assets) will only be permitted if each of the following criteria are met: a) the development will not material detract from the archaeological, architectural, historic or landscape interest of the heritage asset, or materially harm its setting, and b) the proposal avoids a fragmentation of management which may have adverse effects upon the heritage asset, and c) the development will secure the long term future of the heritage asset, and where applicable, its continued use for a sympathetic purpose, and d) the problem arises from the inherent needs of the heritage asset, rather the circumstances of the present owner or the purchase price paid, and e) the development is the only viable source of adequate financial assistance, and f) the amount of enabling development is the minimum required to secure the future of the heritage asset, and its form minimises disbenefits, and g) the value or benefit of the survival or enhancement of the heritage asset outweighs the long term disbenefits to the community of providing the enabling development.

Demolition of Listed Buildings

The Council will not recommend the demolition of Listed Buildings, apart from in exceptional circumstances after the following considerations have been assessed: (a) the condition of the building and the cost of repairing and maintaining it in relation to its importance and to the value derived from its continued use, and (b) the adequacy of efforts that have been made to retain the building in its present use or to find compatible alternative uses, and (c) the merits of alternative proposals for the site. In such circumstances the Council will also need to be satisfied that an acceptable alternative form of development can go ahead on the site as soon as practical following demolition, that any use of the building by protected species has been taken into account, and that provision can be made to record the detail of the building prior to demolition.

Historic Parks and Gardens

The Council will not permit development which would affect a site included in English Heritage's Register of Parks and Gardens of Special Historic Interest, or its setting, unless: a) the development is consistent with the preservation or enhancement of the character, historical significance and appearance of the park or garden, and b) the design is sensitive to the existing landscape, planting, park furniture and structures. Where development is proposed within or adjoining other historic parks and gardens of local importance, the Council will wish to be satisfied that any effects on the character, historical significance and appearance of the site have been weighed against the need for the development.

Providing More Choice and Quality of Homes

Sufficient land will be made available for housing development to help maintain the Borough's population at around its current level and meet requirements established by the Regional Planning Guidance process, whilst ensuring that Government targets are met. A wide variety of types of housing will be required, to meet the needs of the whole community and to encourage further investment. Annual monitoring of the on-going housing land supply, the uptake of commitments and the clearance of existing dwellings will be undertaken by the Council, so as to assess the extent to which the objectives of this policy are being achieved and indicate any need for plan review.

Housing Land Provision

Land will be made available to enable an average of 370 new dwellings per year, net of clearance, to be provided in the Borough from April 2002 to March 2011 inclusive, or to the date when a reviewed plan is adopted if earlier. Land will be made available, in addition, to allow for the replacement of dwellings lost through clearance. This is predicted to average 170 dwellings per year from April 2002, subject to monitoring the actual number of dwellings cleared and the possible need to reduce the rate of replacement in light of the tenure and occupancy of the stock which is lost. The Council will give priority to the construction of new dwellings on previously developed sites and the reuse of empty and underused buildings for residential purposes, and will aim to provide at least 80% of new dwellings on such sites between April 2002 and the end of the plan period. Development of phase 2 greenfield sites will not be permitted unless an adequate five year supply is no longer available through outstanding commitments and remaining allocated sites, inclusive of an appropriate allowance for brownfield windfalls. Housing capacity studies will be undertaken to assess the potential for further housing development on brownfield sites within the urban area of the Borough and to inform the need for plan review. The Council will monitor and manage the release of land to achieve the annual average rate of housing provision set out in RPG13 and in doing so will minimize the amount of land needed for new housing.

Detailed Design of Housing Developments

The layout, design and external appearance of proposed housing developments, which are acceptable in relation to other relevant policies in this plan, will be required to be of high quality and to meet the following more detailed criteria: (a) a design which meets the needs of the potential occupiers, provides an attractive, convenient and safe environment for the local community, and complements or enhances the character and appearance of the surrounding area, and (b) suitable arrangements for parking, access to and from the highway, and delivery, refuse and emergency vehicles, including access by pedestrians, cyclists and disabled people, and for convenient access to public transport where appropriate, with no unacceptable impact on the surrounding highway network, and (c) suitable landscaping and fencing, including retention of existing features such as trees and hedges where practical, which enhance the appearance of the development, ensure privacy and security where necessary, enable discrete storage of wheelie bins and minimise the visual impact on surrounding areas, and (d) no unacceptable impact on the amenity of neighbouring properties through noise, loss of privacy, overshadowing, or traffic, and (e) minimisation of the opportunities for crime and anti-social behaviour.

Unallocated Sites

Unless other considerations take precedence in a particular case, the Council will permit the redevelopment of previously developed land for residential use and the conversion of existing buildings to such use, where these are not specifically allocated for this purpose in the plan. Residential development on greenfield land which is not specifically allocated for this purpose in the plan will not be permitted unless an adequate five year supply is no longer available through outstanding commitments and remaining allocated sites, inclusive of an appropriate allowance for brownfield windfalls.

Type, Size and Affordability of Dwellings

The overall provision of new housing in the Borough should incorporate a range of dwelling types, sizes and affordability to meet the needs of all sections of the community and to help create better balanced communities for the future. In areas of the Borough where there is a demonstrable lack of affordable, supported or particular types of market housing to meet local needs, the Council will require developers to provide an element of subsidised or low cost market housing on suitable residential sites of 25 or more dwellings or 1 hectare or more in size. When assessing the suitability of residential sites for the provision of affordable housing in areas of need, the Council will have regard to: (a) the proximity of local services, facilities and access to public transport, and (b) whether there are particular costs associated with the development, and (c) whether the provision of affordable housing would prejudice the realisation of other planning objectives that need to be given priority in the development of the site. Where the site is suitable, consideration should be given as to whether a mixture of affordable housing types is required. In exceptional circumstances it may be acceptable for the element of affordable housing to be located on another site in the locality. In these instances the Council will require the developer to provide an appropriate financial contribution towards such provision. To ensure that both initial and subsequent occupiers are able to benefit from the provision of affordable housing, the Council will encourage the involvement of registered social landlords in the development process. Where appropriate the Council will impose conditions or negotiate legal agreements under Section 106 of the Town and Country Planning Act 1990 to control the occupancy of the dwellings.

Open Space Provision

Where there is a deficiency of children's play areas, informal local recreational open spaces or sports pitches in an area, either prior to or as a result of the scheme involved, developers seeking planning permission for housing will be required to provide open space and facilities, proportional to the intended number of occupants, in a safe and convenient location within or in close proximity to the site, and to make suitable arrangements for on-going maintenance. Where it is not practical or desirable to accommodate some or all of the required open space and facilities as part of the development itself, the Council will seek an equivalent payment for the remainder or all of the provision. This will contribute to the provision and maintenance of new or enhanced facilities in the area which are fairly and reasonably related to the needs of the proposed housing development and which will be of direct benefit to the occupiers. This policy will apply to all housing developments, excluding those which do not result in a net increase in the number of dwellings and specialised schemes where the occupiers will have no need for open space. Where necessary, developers will be expected to enter into planning agreements to secure the provision.

Mixed Use and Density

The Council will encourage and permit the development of: (a) schemes which contain mixed uses incorporating housing, either on parts of a site or within individual buildings, such as flats above commercial uses, and (b) schemes which make efficient use of land through housing densities of between 30 and 50 dwellings per hectare net, or greater in locations highly accessible by public transport, and (c) schemes which include limited provision of off-street car parking taking account of the needs of the potential occupiers and the availability of alternative means of transport. Such schemes will be appropriate throughout the Borough but are particularly encouraged within or adjoining town centres, in the vicinity of rail or Metrolink stations, and within high quality / high frequency bus corridors. This will be subject in all cases to creating or maintaining high quality residential environments in line with policy H10.

Gypsies, Travellers and Showmen

Development proposals to accommodate gypsies, other travelling people or showmen will be permitted subject to the following criteria, taking into account the requirements and characteristics of particular types of sites along with mitigation measures which may be incorporated and operational conditions which may be imposed. Sites should: (a) be reasonably accessible to employment opportunities, town or local centres, shops, schools, medical, social and other essential services, and (b) incorporate a suitably located work and/or storage area, if appropriate, and (c) have suitable road access and preferably proximity to a bus route, and (d) be linked to water, sewerage and other main services, and (e) not be likely to cause an unacceptable environmental impact, through noise, pollution or other conditions which may adversely affect local people, nor conflict with other interests such as those of agriculture or utilities.

Backland and Garden Development

New residential development within the curtilage of existing dwellings, or on sites where access cannot be provided independently, will only be permitted where: (a) arrangements can be provided for access and parking for both the existing and proposed dwellings, and (b) garden areas can be retained, and (c) privacy can be maintained between existing and proposed dwellings and between their gardens, and (d) no serious detriment will occur to the character of the area enjoyed by other residents.

Accommodation for Agricultural Workers

Residential development outside the existing built up area which, as an exception to normal policies, is required for workers employed in agriculture or forestry, will only be permitted where the needs of the enterprise for supervision, and its ability to sustain long term employment, are proven and the need cannot be met in a nearby settlement or built up area. Conditions will be imposed to limit the occupancy of new dwellings (and existing dwellings on the same agricultural unit which are controlled by the applicant) to workers employed in agriculture or forestry in the locality. Requests for the removal of such occupancy conditions will be rigorously examined.

Utilities Infrastructure

Works for the renewal, upgrading or extension of the infrastructure of utility services in the Borough, including operational facilities for water and waste water treatment, where planning permission is required, will be permitted, subject to satisfactory siting of ancillary equipment and adequate reinstatement of road and footpath surfaces and of open land where disturbed.

Telecommunications

Developments for telecommunications purposes will be permitted where: (a) there is no reasonable possibility of sharing existing facilities, and (b) there is no unacceptable impact on the appearance and amenity of buildings or on townscapes or on the countryside, and (c) the siting and external appearance of the apparatus has been designed to minimise its visual impact, and (d) in the case of radio or other telecommunications masts, there is no reasonable possibility of erecting antennae on an existing building or other structure. In assessing the acceptability of telecommunications development proposals, the Council will take into account the technical and operational requirements within which the operator has to work, and the latest government advice on any possible health effects.

Water Services for Developments

New development will not be permitted unless adequate water supply resources, and foul sewers and sewage treatment works of adequate capacity and design, are available or will be provided in time to serve the development. The Council will not permit the proliferation of small private sewage plants within sewered areas, and infill development where septic tanks are proposed will only be permitted where ground conditions are satisfactory and the plot is of sufficient size to provide an adequate subsoil drainage system. Incorporation of sustainable drainage systems into developments will be encouraged and promoted wherever appropriate, as a means of controlling run-off, managing water resources, minimising diffuse pollution, reducing environmental damage, and providing an opportunity for imaginative landscaping. The Council will expect satisfactory arrangements to be made for the ongoing maintenance of the structures involved.

Securing Urban Regeneration

Regeneration of the Borough's urban areas, where in need, will be secured through neighbourhood renewal, redevelopment or greening of brownfield sites, reclamation of derelict land, bringing forward development in under-used and unsightly areas, strengthening the role of town centres, re-use of vacant or underused buildings through conservation led schemes, improving the quality of design, facilitating improved public transport, and protection, enhancement and expansion of urban green spaces. To stimulate urban regeneration, priority will be given to the reuse of previously developed land and buildings. Unallocated greenfield sites will not be released for development whilst sufficient, suitable, previously developed land and buildings are available within the urban area.

Protection of Mineral Resources

Known mineral resources will be protected from sterilisation by other development. Where another form of development is otherwise acceptable, consideration will be given to the economic viability and environmental consequences of the prior extraction of minerals before this proceeds, or to alternative locations for the proposal.

Supply of Aggregate Minerals

The Council will only permit proposals for new workings for aggregate minerals where the following criteria are met, and subject to compliance with policy MW9: (a) the proposal makes a necessary contribution towards maintaining the Greater Manchester share of the regional production of aggregates, as expressed in the most recent report of the North West Regional Aggregates Working Party, and (b) the proposal is necessary to maintain a landbank of reserves with planning permissions within the Greater Manchester county area, in accordance with national guidance contained in MPG6 "Guidelines for Aggregates Provision in England" as interpreted by the North West Regional Aggregates Working Party, unless exceptional circumstances prevail.

Supporting the Role of Town Centres

The role of Ashton-under-Lyne and the other town centres as the focal points for retailing, leisure, entertainment, administrative, commercial and cultural activities in the Borough, and for office and other employment, will be protected and enhanced, and their strength, vitality, diversity and character will continue to be improved to ensure access to a full range of facilities for the whole community. This will be achieved by improving access, safety and environmental quality where necessary, safeguarding local identity, allowing flexibility to adapt to changing requirements, providing opportunities for development where needed, and ensuring that large scale retail and leisure schemes comply with the sequential test.

Town Centre Improvement

The Council will identify and implement improvement and investment schemes, where necessary, to support and develop the role of Ashton-under-Lyne as the Borough's sub-regional shopping centre, of Hyde as a large district centre, of Denton, Droylsden and Stalybridge as district centres, and of Mossley and Hattersley as small district centres, each with their own identity. These will include measures to enhance the environmental quality and appearance of the centres, to support and develop their role in providing office and other employment, to improve their accessibility by public and private transport and for pedestrians, and to make them safer by designing out crime. Improvements will be designed to provide for high-quality townscape, sensitive to peoples needs and respecting the character of surroundings.

Existing Out-of-Centre Retail Parks and Stores

The Council will permit refurbishment of existing out-of-centre retail locations, where there is no demonstrable conflict with the criteria outlined in policy S3.

New Retail Developments in Town Centres

The Council will permit new retail developments within the Borough's town centres (as defined on the proposals map). Where necessary the Council will identify sites for such development within the town centres, and will promote their availability through measures such as preparation of design briefs and initiation of land assembly.

New Retail Developments outside Town Centres

Large-scale retail developments outside the Borough's town centres (as defined on the proposals map) will only be permitted where each of the following criteria can be satisfied: (a) there is a proven need for the proposed development, and (b) the development complies with the sequential approach, in which first preference should be for town centre locations, where suitable viable sites are available, followed by edge-of-centre sites, district and local centres, and only then by out-of-centre sites in locations that are accessible by a choice of means of transport, and (c) the development would not result in an unacceptable loss to the vitality and viability of any nearby town centre, and (d) the development would not result in an unacceptable increase in congestion on the surrounding highway network, and (e) the development would be accessible by public transport from a wide area and would not significantly extend journey patterns. Where these criteria can be satisfactorily addressed, the Council will first wish to see identified needs met at existing out-of-centre locations.

Retail Dominance and Shopping Frontages

In the primary shopping areas of the town centres as shown on the proposals map, the Council will not permit the change of use of retail premises to non-retail uses where this would create an imbalance or dominant grouping of non-retail uses in any particular area. A continuity of shop fronts will be required within the primary shopping areas. Outside the primary shopping areas, the Council will permit a diversity of uses which contribute to the overall appeal of the town centre, help to minimise the extent of empty properties, and improve the appearance of the centre. Consideration will be given to diversifying the leisure business in Ashton town centre and avoiding the night time economy creating street frontages which have no attraction to visitors during the remainder of the day.

Changes of Use in Local Shopping Centres

In the local shopping centres and parades shown on the proposals map, and in the case of individual neighbourhood shops, the Council will permit changes of use of retail premises to other uses where each of the following criteria can be satisfied: (a) continued retail use does not appear to be viable, and (b) introduction of other uses would reduce the extent of vacant properties and improve the local environment, and (c) the day to day needs of the local community can still be met from other local shopping facilities in the area.

New Local Shopping Developments

The Council will permit the development of additional neighbourhood foodstores, local shops and other small scale retail outlets serving local needs where suitable sites or buildings are available, so long as these: (a) will not adversely affect the vitality and viability of established district or local centres, and (b) will not lead to a loss of amenity in surrounding residential areas, and (c) will not result in traffic problems on adjacent highways.

Food and Drink Establishments and Amusement Centres

Developments for food and drink or amusement centre use will only be permitted where they: (a) do not harm the amenity of surrounding residential or other sensitive areas, and (b) do not create a danger to road users, and (c) cumulatively, do not lead to an unacceptable change in the character of an area.

Built Recreation, Leisure and Tourism Developments

Leisure proposals which are expected to attract large numbers of visitors will be permitted within the Borough's town centres (as defined on the proposals map). Such proposals not within town centres will be required to demonstrate firstly that a need exists for the additional facilities and if so that a sequential approach has been applied, in which first preference is for in-centre locations, where suitable viable sites are available, followed by edge-of-centre sites, district and local centres, and then by out-of-centre locations accessible by a range of modes of transport including public transport. The Council will permit proposals for all other new, replacement, improved or extended facilities for indoor sport, recreation, leisure or tourism, provided any scheme will not lead to an unacceptable loss of amenity in surrounding residential areas or lead to traffic problems on adjacent highways. Particular emphasis will be given to maintaining and improving recreational opportunities at the local and neighbourhood level and to increasing their provision in areas of the Borough which are relatively deficient or where extensive areas of new housing are to be built, and which meet an identified need in the District Sport and Recreation Strategy.

Detailed Design of Retail and Leisure Developments

The layout, design, external appearance and operation of proposed retail and leisure developments, which are acceptable in relation to other relevant policies in this plan, will be required to be of high quality and to meet the following more detailed criteria: (a) suitable arrangements for parking, servicing and access to and from the highway, including access by pedestrians, cyclists and disabled people, and for convenient access by public transport where appropriate, with no unacceptable impact on the surrounding highway network, and (b) building design and use of materials which relate well to local features and complement or enhance the character of the surrounding area, and (c) suitable landscaping and screening, including retention of existing features such as trees and hedges where practical, which enhance the appearance of the development and minimise the visual impact of plant, storage and service areas, and (d) no unacceptable impact on neighbouring properties through noise, fumes, lighting, litter, traffic and other disturbance, and no unacceptable impact on residential amenity including consideration of hours of operation, and (e) minimisation of opportunities for crime and anti-social behaviour.

Maintaining an Integrated Transportation Strategy

The transportation infrastructure of the Borough will be maintained, managed and where necessary improved as part of a balanced transportation strategy and in accordance with the objectives of the Local Transport Plan for Greater Manchester. The aim will be for the Borough's transport system to become increasingly sustainable and less environmentally damaging whilst providing safe and efficient access both to/from and within the Borough and assisting investment and employment. The Council will consider the interests of all types of road users, including public transport, when deciding priorities for transport investment.

Movement of Minerals and Waste

The Council will permit the development of rail or water linked minerals or waste management facilities where these have good access to the network of major roads, subject to compliance with policy MW9. Where appropriate, planning agreements will be sought to control the routing of vehicles to and from mineral workings, aggregates depots and waste management sites, and to secure highway improvements required as a result of such developments.

Highway Improvement and Traffic Management

The Council will carry out new highway construction, highway improvement and traffic management schemes with the aims listed below. The access arrangements for development schemes must also be designed with these aims, wherever appropriate. (a) improving safety for all road users, (b) encouraging the use of non car modes, (c) providing safe and convenient facilities for pedestrians and cyclists, (d) improving road and community safety especially in residential areas, (e) improving safety and the environment in town and local centres, assisting their viability and encouraging new investment, (f) assisting sustainable development, (g) safe management of congestion problems, (h) improving the efficiency and attractiveness of public transport and the convenience and safety of passengers, (i) providing for the needs of people with mobility difficulties, (j) providing for the safe use of powered two wheelers, (k) providing for the sustainable movement of freight, (l) conserving and enhancing the valued characteristics of an area through the use of appropriate design and materials.

Parking

Council owned, public car parks will be managed so as to encourage short stay use, to support commercial activity in the town centres and to discourage car borne commuting. The Council will require opportunities for the shared use of car parks to be examined when considering major development proposals and development proposals in town centres. Safety and security of car parks will be improved through design, improved lighting and CCTV. Provision will be made for disabled parking and for carers with child parking where appropriate. Secure parking for cycles and powered two wheelers will be provided at appropriate locations within town and local centres and at bus and rail stations. Proposals will be brought forward, following local consultation, for secure off-street parking where needed in residential areas and where suitable sites are available. New developments will be subject to maximum levels of parking provision, in accordance with standards to be established in association with the other Greater Manchester authorities and in line with national and regional guidance.

Travel Plans

The Council will require Travel Plans to be produced in support of proposals for new development expected to result in significant travel implications. Travel Plans will need to demonstrate how developments will contribute to sustainable transport objectives including reducing car usage, increasing use of walking, cycling and public transport, reducing traffic speeds and improving safety particularly for pedestrians and cyclists, and facilitating more environmentally friendly delivery and freight movements.

Special Needs

The Council will require the access needs of relatively disadvantaged people, including the elderly, the disabled, parents with young children, and others with sensory impairment or restricted mobility, to be taken into account in development proposals of all kinds.

Transport Investment

Where additional movements directly generated by a development proposal would place demands on the existing transportation infrastructure, which would not be overcome by programmed improvement schemes but which are capable of resolution by specific schemes associated with the proposal, including provision of public transport, pedestrian and cycle facilities, the necessary investment will be expected to be provided by the developer. Such improvement schemes will be related to the scale of the proposal, or where they can be designed to serve other needs at the same time, an appropriate contribution would be expected from the developer. Account will be taken of the desirability of making the development as accessible as possible to public transport and by foot and cycle, and of ensuring that existing public transport services are not unacceptably impeded.

Transport Assessments

Where a development will have significant transport implications, planning permission will not be granted until an agreed Transport Assessment has been completed which shows whether or not associated highway works or other measures are necessary. The scope of the Transport Assessment will be specified by the Highways Agency for trunk roads and the Council for local roads. Applicants will be expected to supply an air quality impact assessment alongside a Transport Assessment, so that the effect of the traffic generation on any Air Quality Management Area that may be declared can be considered.

Trunk Road Developments

The Council will protect the line of the Mottram to Tintwistle Bypass, proposed by the Highways Agency as a trunk road scheme, from the M67/A57/A560 intersection at Hattersley to the Derbyshire border.

Major Highway Schemes

Highway schemes proposed to be carried out during the plan period: (1) Glossop Spur from Mottram Moor to Woolley Lane, Longdendale (local road element of the proposed Mottram - Tintwistle Bypass). The Glossop Spur will add to the Highways Agency's proposed A57 (T)/A628 (T) Mottram to Tintwistle Bypass by extending the link off their main east-west route beyond Mottram Moor through to Woolley Bridge. As a result, Hollingworth will be more effectively relieved of through traffic, bus reliability will be improved and pedestrians and cyclists will be provided with a safer, more convenient and attractive environment. The scheme is not intended to increase capacity or improve journey times for general travel. The scheme will be promoted jointly by Tameside MBC and Derbyshire County Council, and will be progressed to dovetail the design and statutory processes with those of the trunk road scheme. Close liaison will be maintained with the Highways Agency and they will seek an assessment of the transport impact of the scheme in order to ensure the continued safe and efficient operation of the trunk road network. (2) Turner Lane to Penny Meadow, Ashton town centre (Stage 2 of Ashton Northern Bypa

Rail Infrastructure

The Council will permit and where necessary facilitate the provision of new rail stations, improved facilities at existing stations including attention to special needs, and additional local station car parking and cycle storage facilities (small scale park and ride). Rail schemes proposed to be carried out during the plan period: (1) New Droylsden station west of Littlemoss Road bridge (former DRO1) (2) New Dukinfield station north of King Street / Dewsnap Lane junction (former DUK2) (3) Enhancement of Stalybridge rail station area and additional car parking (former STC7 and STC13) (4) Development of Guide Bridge Station and adjoining land as a parkway station serving Trans-Pennine, Manchester Airport and long distance travel needs. If this proposal is not brought forward by the rail industry and funding bodies, or is subsequently proposed for another rail route in the Borough, the station will be enhanced for local travel needs and compatible development opportunities realised on the adjoining land.

Metrolink Extension

The Council will protect the alignment of the proposed extension of the Manchester Metrolink light rapid transit system to Ashton under Lyne via Droylsden and Audenshaw, as approved in the Transport and Works Act Order.

Facilities for Buses

The Council, in association with Greater Manchester Passenger Transport Executive, will facilitate the provision of high quality, safe and accessible bus passenger waiting and interchange facilities. On-highway bus priority measures, such as those proposed in connection with Quality Bus Corridors, will be introduced. These will include bus lanes where feasible in terms of available road width.

Cycling

A Borough wide network of cycle routes will be defined, connecting residential areas, town centres, transport interchanges, employment, education, health and leisure destinations, and attractions outside the Borough. Where possible and appropriate, development of the network will be co-ordinated with neighbouring authorities to improve cross boundary linkages and assist with the completion of the national cycle network. Off highway tracks will be utilised where appropriate. Designated cycle routes will be protected from development or provision made within developments to ensure that links in the network are completed. Development proposals will be required to consider provision for cyclists including secure cycle parking where appropriate. The Council will provide or facilitate secure cycle parking at major attractors where appropriate.

Walking

A network of key routes and rights of way will be developed and improved, incorporating trails, paths and footways in both urban and countryside areas and with roles ranging from regional to local, in order to facilitate walking as a means of travel and for leisure. The Council will aim to secure safe and convenient pedestrian routes between residential areas and major attractors, including town centres, schools, employment, health and leisure developments and public transport facilities. Improvements will be co-ordinated with neighbouring authorities wherever possible in order to improve cross boundary linkages. Public Rights of Way will be protected where they fall within sites proposed for development, subject to consideration of opportunities for local re-routing where this would improve convenience and safety for pedestrians. The needs of pedestrians must be taken account of in new development schemes, with the aim of encouraging travel on foot and by public transport. Particular emphasis should be placed on providing safe and convenient routes within and to/from the Borough's town and district centres, major developments and public transport facilities. Steps should be taken to ensure that underpasses are made as safe as possible for pedestrians.

Freight Movement

Traffic management measures will be taken to prevent the use of unsuitable roads by heavy lorries where necessary, particularly within residential areas, and to maximise the use of the strategic highway network for this purpose. The Council will facilitate the use of rail for freight transport, including provision for road-rail transfer and measures in connection with Central Railway's proposal for a new rail freight route through the Borough, subject to schemes not having an adverse effect on the amenities of surrounding residential areas or creating traffic problems. (1) The Council will protect the alignment of the former Crowthorne Curve rail route at Guide Bridge for possible future rail freight use.