Site Specific Policies Pre-Submission
Translation Facilities
Translation Facilities Translation Facilities About this Consultation
About this Consultation
This document is a pre-submission consultation on Stevenage Borough Council’s Site Specific Policies DPD. This document forms part of the Local Development Framework (LDF) for Stevenage. The LDF is a set of plans which set out the development we want to see in Stevenage in the future. More information is provided in Chapter 1.
This document is available for you to comment on from Thursday 28th January 2010 for six weeks.
Please send your comments to the Planning Policy team at Stevenage Borough Council. The deadline for any responses is 5pm on Thursday 11th March 2010.
You can send us your comments using the addresses below.
On line www.stevenage.gov.uk
By email [email protected]
By mail Planning Policy Stevenage Borough Council Daneshill House Danestrete Stevenage SG1 1HN
By fax 01438 242922
By textphone 01438 242555
We will read all comments that are sent to us by the deadline. Once we are happy with the plan we will send it to the Government along with a copy of all your comments.
If you have any questions about this document, please contact the Planning Policy team using the details above or by telephone on 01438 242752. Please note that this number is for queries only. We cannot accept your response to the consultation over the phone.
What is a pre-submission consultation?
We have to carry out a pre-submission consultation before we send the plan to the Government. The diagram below shows how this consultation fits in to the overall preparation of the plan. About this Consultation
Stage 1 This stage involves us collecting an up-to-date information base Development of Evidence on a range of social, economic and environmental matters. We Base started this stage in 2005.
The results of Stage 1 are used to identify the main issues that the Stage 2 plan needs to deal with and the options that are available. A first consultation on this plan started in June 2006. A second Regulation 25 Consultation consultation was held in November 2008. An assessment of the plan’s social, economic and environmental impacts was also produced.
Stage 3 At this stage we continue to develop our plan. This includes considering any comments from Stage 2 and the findings of any Preparation of DPD new studies. We decide on the exact policy wording we want to use in the plan. This is the stage we are at now. We publish the plan in what we Stage 4 think should be the final version. A consultation is held for a period of at least six weeks. A more detailed assessment of the plan’s Proposed Submission DPD social, economic and environmental impact is also published. A Consultation (Regulation 27) draft proposals map is published, showing any changes that would result from the adoption of the plan.
Stage 5 We will consider the points raised by the consultation. If there are significant issues, we may withdraw the plan and return to Stage Formal consideration of 3. If minor changes are required, we will make these and consult objections on them. Once we have dealt with all of the issues raised in Stages 4 and 5 we can go on to Stage 6. Stage 6
Submission to the Secretary We will send the plan and any supporting documents to the of State Secretary of State to be examined. (Regulation 30)
Stage 7 An Inspector appointed by the Government will carry out an Examination independent examination of the ‘soundness’ of the plan. Those who object to the plan may be allowed to appear in front of the (Regulation 34) inspector in person.
Stage 8
Receipt of Inspector’s Report The inspector goes away, writes a report of the examination, and decides what changes (if any) need to be made. Once we receive and Adoption the inspector's report we have to change the plan in line with their recommendations. It is this version of the plan that will be adopted. (Regulations 35 and 36)
How are our plans prepared? About this Consultation
This document is what we think the final version of the plan should look like. We think the policies in this document are the best way forward for Stevenage.
However, we will still consider making changes if you can show us that our plan is not sound or does not meet legal requirements. These terms are explained in more detail below.
Some subjects are not open to consultation or change. This includes things that have already been decided or will be set through other plans. An example is that the total number of houses to be built in Stevenage has already been set by the East of England Plan.
Other matters that we cannot consult on include things that are decided by Government planning policies. Examples include the fact that new retail development should mainly take place in town centres or advice on the type of development that is allowed in the Green Belt.
We have also prepared a draft proposals map for this consultation. This shows how it would change if our policies were adopted (see Stage 4 of the diagram above).
What is soundness?
When we send the plan to the Government it will be assessed by an independent inspector. This is shown in Stage 7 of the diagram on the previous page. The inspector will decide if the plan meets legal requirements and is ‘sound’.
Our plans must meet the legal requirements set out below.
It must follow the steps that we set for ourselves in our Statement of Community Involvement (SCI). We must have prepared the plan as we said we would in our Local Development Scheme (LDS). We have to meet the regulations set by the Government. We must complete any environmental assessments that are required by the law. It must take account of what is said in national planning policy and our community strategy. It should reflect the requirements of the East of England Plan.
The Inspector will say that our plan is ‘sound’ if it is “justified, effective and consistent with national policy”(1).
“Justified” means that the evidence shows that our plan is the best solution. The evidence might include studies or what you told us during consultations. “Effective” means that we can show that the policies in our plan will actually happen. We must show how we will measure if the plan is being successful and what we will do if things change. An example of a change might be an increase in our housing target. The Inspector will say our plan is ‘sound’ unless evidence at the Examination shows that this is not the case.
When will this plan be finished?
We hope to adopt this plan in 2012.
Do I need to be a planning expert to respond to this consultation?
No. We have tried to write this plan so that as many people as possible can understand it.
1 Planning Policy Statement 12: Local Spatial Planning (PPS12) About this Consultation
The planning system uses a lot of technical language. We have tried to explain as much of this as possible and use plain English to describe what we want to do. We have included a glossary in Appendix 1. This may explain any terms that you do not understand.
If you would like to have anything explained to you in more detail please contact us. We will do our best to help you.
What do I need to comment upon and how should I respond?
The rest of this document explains how and why we have developed our policies. If you respond to this document we would like you to say whether you agree with our suggestions. If you do not agree you should clearly explain why. If possible please say how your comments relate to the tests of soundness explained above.
You may find it helpful to keep a copy of the comments that you send us.
All of the comments that you send us will be public documents. This means they will be available for other people to see on request. We cannot accept confidential or anonymous comments. We will not reveal personal signatures, email addresses or telephone numbers but we cannot keep your name or address secret.
If you suggest alternative areas for development or protection you must include a map. The map must clearly show the boundaries of the site(s) and its location. We will not accept your suggestions if we cannot clearly identify a site.
The deadline for your comments is 5pm on Thursday 11th March 2010.Late comments will not be considered. We will not accept any comments that are offensive, obscene, racist or illegal. We may pass any such material to the police.
What will you do with any written comments I send you?
We will write to you to say that your comments have been received.
At the end of the consultation period we will read all of the responses. If they raise any significant issues we will decide if we need to do more work on this plan. This may mean that we carry out more consultation on the plan or parts of it. Once we are happy with the plan we will send it to the Government along with a copy of all your comments.
We will also produce a statement that says what the main issues raised in your comments were. A copy of the statement will be made available at our Danestrete office and on our website (http://www.stevenage.gov.uk). Contents
Chapters
1 Introduction 5 What is planning and the Local Development Framework? 5 What are Site Specific Policies? 6 What is the proposals map? 7 What is the Community Strategy and why is it important? 7 What is the East of England Plan and why is it important? 7 What is environmental assessment? 8 How did you make sure I could have my say? 8
2 Which areas of Stevenage does this plan cover? 9
3 Vision and objectives 10 Site Specific Policies
4 A town that grows sustainably 11 Housing development strategy 11 Green Belt 22 Infrastructure & developer requirements 23
5 A town that is prosperous 24 Jobs & skills 24 Employment Land 26 Retail 27
6 A town of opportunities and communities 31 Health, social and community facilities 31 Leisure 32
7 A town that is clean and green 34 Green infrastructure 35 Pollution and flood risk 45 Contents
8 A town to be proud of 47 Design and conservation 47 Delivery
9 Delivery 50 Appendices
1 Glossary 58
2 Deleted District Plan Policies 64 Introduction
1 Introduction
What is planning and the Local Development Framework?
1.1 Planning is about making sure that development happens in the right place at the right time. Development includes things like building new houses or changing a shop into an office.
1.2 Most new development in Britain needs planning permission before it can be built. We use planning policies to help us decide if we should grant planning permission for new development. Policies say which sites can be developed and which sites should be protected. They can also say what types of use developments must contain, or what they must look like.
1.3 Planning policies for Stevenage are contained in a set of plans called the Local Development Framework (LDF).
1.4 These plans identify the main issues that are likely to affect Stevenage and sets policies to deal with them. They provide answers to some important questions.
How much housing and employment will be needed in the future and where this will be built? What land is needed for important services like schools and hospitals? How will we protect the environment and make sure that everyone can use open spaces near their home? How do we reduce our impact on climate change, lower the risk of flooding and make people think about the way in which they travel? What do local people and businesses think about our policies?
1.5 By considering all of these issues at the same time, we will produce a set of plans that meet the future needs of Stevenage.
1.6 We will set out who is responsible for making sure that the ideas in the plan actually happen. We will also say how we will measure if our policies are working.
1.7 The most important plan is called the Core Strategy. All local authorities must produce a Core Strategy and a Proposals Map. They may also produce other plans if they think more policies are required to guide future development in their area. The table below shows the different types of plan that we can produce.
Core Strategy The Core Strategy contains a vision for the future of the area. It also says how this will be delivered. All of the other plans below must help to deliver the vision and policies set out here.
Development Plan We can produce other DPDs if we think more policies are required Documents (excluding the to guide development. They can identify sites for development or Core Strategy) (DPDs) provide detailed guidance that we will use to decide planning applications.
Area Action Plans Area Action Plans are a special type of DPD. They are used where significant change, regeneration or conservation is needed.
Proposals Map The Proposals Map identifies all the policies in the plans that apply to a particular site or area. They are shown on an Ordnance Survey base map of the area. Introduction
1.8 The plans that make up the Stevenage LDF are shown in the diagram on the next page. More information about each of these plans can be found in a document called the Local Development Scheme (LDS). The LDS shows our timetable for writing each plan and is available to view on our website (www.stevenage.gov.uk) or at our offices in Danestrete.
What are Site Specific Policies?
1.9 The Site Specific Policies DPD forms part of the Local Development Framework for Stevenage.
1.10 Site specific policies are policies that identify particular pieces of land and then explain what we hope to achieve on or within them. This plan identifies sites where we want to encourage change, or preserve existing uses or features. This includes sites where new housing will be built, local shopping facilities and open spaces that provide areas for sport and recreation.
1.11 As well identifying sites, this plan also includes additional details or requirements. For housing sites, this might be the number of homes we think should be built.
All policies in the Site Specific Policies DPD will appear in a box like this.
1.12 It is important to point out that, if a site or area is not mentioned in this document, it does not mean that we will not allow development there if we think it is suitable. Neither does it mean that we will not protect a site or area against development if we think that is the best approach. Another of our plans(1) sets out policies that explain how we will deal with planning applications on sites that lie within the area covered by this document, but are not specifically identified. 1 Core Strategy and Generic Development Management Policies Introduction
1.13 To help us write this plan, we have considered (in no particular order):
The priorities of the Council’s community strategy; The policies in the East of England Plan; The requirements of Government planning guidance; The results of our evidence studies; The comments you have made in response to previous consultations; and The findings of our environmental assessments.
1.14 We refer to studies, Government guidance and other reports that we have used to make our decision throughout this report. We use footnotes to tell you where you can find out more information. Copies of our evidence studies are available on our website (www.stevenage.gov.uk) and can be viewed at our Danestrete office. A list of the reports and studies that have been written to inform our plans is in Appendix 1.
What is the proposals map?
1.15 The proposals map shows sites and areas of land affected by our plans. This includes sites we allocate for housing or open spaces that will be protected. The proposals map also identifies the boundaries of our plans. The proposals map is updated each time a plan is adopted to show the new set of policies that apply in the area.
What is the Community Strategy and why is it important?
1.16 The Community Strategy sets a vision for the future of Stevenage. It says what needs to be done to make the town better and improve the lives of its residents. This is set out in a series of priorities and actions.
1.17 The Community Strategy (2007) is written by the Stevenage Partnership. The Stevenage Partnership is a group of organisations and companies that includes Stevenage Borough Council. The Community Strategy for the Borough is called ‘Stevenage 2021, Our Town – Our Future’. Its vision is to:
“Create a town that is prosperous, healthy, clean, green and safe. We want Stevenage to be a town with a strong sense of community in which people are proud to live, work, visit and do business. We want Stevenage to grow in a sustainable way and to be an important regional centre looking ahead and building on its new town heritage.”
1.18 The Community Strategy covers all areas of work that are carried out by the Stevenage Partnership, not just planning. The Local Development Framework should deliver those parts of the Community Strategy that involve the use of land or buildings.
What is the East of England Plan and why is it important?
1.19 The East of England Plan is the development plan for the East of England region. The East of England region is made up of the counties of Hertfordshire, Bedfordshire, Cambridgeshire, Essex, Norfolk and Suffolk.
1.20 The East of England Plan says how development will happen over the period to 2021. It includes policies on subjects that include housing, the environment and transport. All our plans must be in general conformity with it. This means that our policies must reflect those of the East of England Plan. Introduction
1.21 The East of England Plan was adopted in May 2008. It identifies Stevenage as a ‘Key Centre for Development and Change’. The main requirements for Stevenage are set in Policy SV1 of the Plan. It says at least 16,000 new homes must be provided in and around the town between 2001 and 2021. A minimum of 6,400 new homes are to be built within Stevenage Borough. 9,600 new homes should be built outside the Borough boundary in North Hertfordshire.
1.22 The Plan tells us how to work out housing targets for the period after 2021. This is so that our plans can cover a period of at least fifteen years.
1.23 The Plan supports the regeneration of the town centre. It says that we should improve transport infrastructure and review the Green Belt boundary. Stevenage should provide more jobs. This will help contribute towards a target for 68,000 new jobs in Hertfordshire over the plan period.
What is environmental assessment?
1.24 Laws say that our plans must go through two different processes while they are being written. The first of these is called strategic environmental assessment. The second is called sustainability appraisal. They make us think about how our policies will affect our society, the economy and the environment.
1.25 Because large parts of these processes are very similar, a single process has been created for planning documents. This meets both sets of requirements. We call this single process Sustainability Appraisal (SA).
1.26 We have written a SA report about this plan. The results of the appraisal have helped us to write our policies and decide on the best option. We tell you about the most important findings of the SA report in this plan. The full SA report is available to view on our website (www.stevenage.gov.uk) or at our offices in Danestrete.
1.27 Information about Appropriate Assessment.
How did you make sure I could have my say?
1.28 A Statement of Community Involvement (SCI) is a document that says how we involve you when we prepare our plans. We adopted our SCI in December 2006. It is available to view on our website (www.stevenage.gov.uk) or at our offices in Danestrete.
1.29 We carried out three formal consultations to help us prepare this plan. We have written a Statement of Consultation which says:
What we did to consult you; When we did this; What you told us; and How we changed the plan in response to your comments.
1.30 The Statement of Consultation is available to view on our website (www.stevenage.gov.uk) or at our offices in Danestrete. Which areas of Stevenage does this plan cover?
2 Which areas of Stevenage does this plan cover?
2.1 The diagram in the previous section shows that the Local Development Framework for Stevenage includes four Area Action Plans (AAPs). This plan covers the area of Stevenage that is not included in any of the AAPs.
2.2 The area covered by this plan is shown below. It is also shown on the proposals map. It can be seen that this plan broadly covers the area of the New Town neighbourhoods along with the undeveloped land to the south-east of the town.
Area covered by the Site Specific Policies DPD Vision and objectives
3 Vision and objectives
3.1 This plan identifies specific sites which contribute towards the vision and objectives of the Core Strategy. Because of this, we have not produced a separate vision or objectives for this document.
3.2 Our Core Strategy sets out our spatial vision for the future of the town. The spatial vision is a description of how Stevenage will change by 2026. It says that we want Stevenage to be:
An emerging regional centre that is prosperous, healthy, clean and safe; and A balanced and more self contained community with a full range of jobs, homes and services.
3.3 The Core Strategy vision also says that, through our planning policies, we aim to:
Preserve the best parts of the New Town; Make good use of land and provide a range of new homes to buy and rent; Regenerate the neighbourhood centres; Create opportunities in all parts of the town; Improve healthcare, community and leisure provision; and Provide green spaces that connect the town and surrounding countryside.
3.4 To help deliver this vision, the Core Strategy contains thirteen strategic objectives. This plan has a direct role to play in delivering the following overarching objectives:
[OBJECTIVE SO01] SUSTAINABLE DEVELOPMENT To make Stevenage a balanced and more self-contained community and ensure that development contributes to local, national and global sustainability. [OBJECTIVE SO02] WELL-BEING FROM REGENERATION and GROWTH To make sure all residents can share the experience of a higher quality of life through a combination of physical, social and economic regeneration and growth in the older and new parts of the town. [OBJECTIVE SO03] IMPLEMENTATION and MONITORING To explain how we will deliver our vision and objectives. To set out how we will monitor policies to ensure that they are working.
3.5 There are eight further objectives which this plan can help us meet. These are directly related to one of the five themes we have used to group our policies. These objectives are explained at the start of each chapter:
Theme 1: A town that grows sustainably (Chapter 4) Theme 2: A town that is prosperous (Chapter 5) Theme 3: A town of opportunities and communities (Chapter 6) Theme 4: A town that is clean and green; and (Chapter 7) Theme 5: A town to be proud of (Chapter 8).
3.6 These objectives have not been tested in the sustainability appraisal of this plan. This is because they have already been assessed as part of the Core Strategy. A town that grows sustainably
4 A town that grows sustainably
4.1 Sustainable growth is the main aim of the planning system. This means getting the balance right between:
Meeting our social needs, such as new housing; Protecting the environment; Managing natural resources; and Promoting economic growth and employment(1).
4.2 This theme deals with some of the most important aspects of planning for the future of Stevenage. It identifies 26 housing sites to meet our future development needs. It identifies broad locations to contribute to housing requirements after 2021.
4.3 It also shows how we will review the Green Belt to make sure that we can provide new housing and safeguards land to provide an access into a new neighbourhood west of Stevenage.
4.4 This theme will help us to deliver Policies CS02, CS03 and CS05 of the Core Strategy. It will contribute towards the following objectives.
[OBJECTIVE SO04] Housing To provide land for at least 8,300 new homes in Stevenage Borough, making good use of brownfield and sustainable greenfield sites and reducing travelling distances... [OBJECTIVE SO05] Infrastructure To provide transport connections...to support new homes and jobs
Housing development strategy
[POLICY SSP01] HOUSING ALLOCATIONS
The following sites, as shown on the proposals map, are allocated for housing to meet our development needs:
Phase 1: ‘Deliverable’ housing sites 2009 - 2016 homes (net) SSP01/1 Land at Almonds Lane 20 SSP01/2 Archer Road neighbourhood centre 25 SSP01/3 Land south of A602, Bragbury End 400(2) SSP01/4 Land west of Bragbury Lane 5 SSP01/5 Used car lot, Broadwater Crescent 13 SSP01/6 Land at Edmonds Drive 89 SSP01/7 Land at Ferrier Road 47 SSP01/8 Land at Hertford Road 80 SSP01/9 12 North Road 6 SSP01/10 Shephall View 30 SSP01/11 Land at Vardon Road 29 SSP01/12 Weston Road garage court 14
Phase 2: ‘Developable’ housing sites 2011 - 2021
1 These are the requirements sets in Planning Policy Statement 1: Delivering Sustainable Development (PPS1) 2 300 units are considered deliverable by 2016. The balance will be delivered in the period 2016-2021 A town that grows sustainably
SSP01/13 Barnwell East campus 89 SSP01/14 Broad Hall Centre and adjoining land 32 SSP01/15 Chells Manor neighbourhood centre 65 SSP01/16 Hertford Road neighbourhood centre 20 SSP01/17 The Lonsdale School site 92 SSP01/18 The Oval local centre 169 SSP01/19 Ex-play centre, Scarborough Avenue 11 SSP01/20 The Valley School site 130
Subtotal 2009-2021 (Phase 1 + Phase 2) 1,366
Phase 3: ‘Developable’ housing sites after 2021 SSP01/21 Canterbury Way neighbourhood centre 72 SSP01/22 Scout hut, Drakes Drive 14 SSP01/23 The Glebe local centre 45 SSP01/24 The Hyde local centre 73 SSP01/25 Longfield Fire & Rescue Centre 107 SSP01/26 Vincent Court 50
Phase 4: Broad locations and windfalls after 2021 Estate regeneration (Bedwell, Broadwater, Chells, Pin Green, Shephall) 250 (50 per year) Windfall allowance after 2021 80 (16 per year)
Subtotal 2021-2026 (Phase 3 + Phase 4) 691
Planning permission for housing development on these sites will be granted where:
a. The site is brought forward for development in the period specified b. Development of the site would not exceed the limits of existing or planned infrastructure provision. c. The proposed development satisfactorily demonstrates how any site-specific considerations have been properly addressed and / or incorporated into the proposal.
Planning permission will be granted as an exception to criterion a. where the site:
i. Is required to maintain a five-year supply of housing land; or ii. Provides overriding benefits against other objectives or policies in the LDF that justify an early release for development
Proposals on these sites which do not include housing will be refused.
4.5 Identifying sites and locations for new housing is one of the main roles of this document. Policy CS02 of the Core Strategy says that at least 3,000 new homes should be built in the area covered by this plan between 2001 and 2026. At least 2,400 homes should be built by 2021. At least 600 homes should be built between 2021 and 2026.
4.6 We have already made significant progress towards this target. At 30th September 2009, more than 1,500 homes had been completed or granted planning permission. This information is summarised in the table below. A town that grows sustainably
Minimum Of which Still to be Minimum Still to be target planned for target planned for 2001-2021 Completed Permitted at to 2021 2021-26 to 2026 2001-2009 30/09/2009
2,400 888 617 895 600 600
Housing completions and permissions April 1st 2001 – 30th September 2009
4.7 Our plans must identify deliverable housing sites for the first five years of the plan(3). This means sites that are suitable in planning terms and are currently available for development. We must then maintain a five-year supply throughout the plan period.
4.8 We should also try to provide developable housing sites for the rest of the plan period. Developable sites are those which we think are suitable for development and are likely to be brought forward for housing use in the future.
4.9 We have used our evidence studies to identify sites to contribute to these requirements. Sites have been allocated where we think at least five homes can be built(4).
Our housing allocations include sites at Almonds Lane, Broadwater Crescent and Archer Road
4.10 Policy SSP01 includes enough sites to comfortably meet the target to 2021. However, we cannot identify enough specific sites for the period after 2021(5). We have identified five of the New Town neighbourhoods as broad locations where we think additional housing is likely to be provided after 2021, but where we cannot identify specific sites or schemes at this stage.
4.11 Bedwell, Broadwater were the locations of the first new town neighbourhoods. The first new homes were built in 1951. Through the 1950s and 60s, further neighbourhoods were also developed at Chells, Shephall and then Pin Green.
4.12 In places, these estates are showing their age. Development designs and layouts that were innovative and exciting in the 1950s are now criticised for encouraging crime, anti-social behaviour and other problems.
3 Planning Policy Statement 3: Housing (PPS3) 4 North Hertfordshire & Stevenage Strategic Housing Land Availability Assessment 2008; North Hertfordshire & Stevenage Strategic Housing Land Availability Assessment update 2008/09 5 It is not considered appropriate to delay any of the identified 'pre-2021' sites until this point. This is discussed further in the Delivery chapter. A town that grows sustainably
4.13 We have already carried out a successful regeneration of the Stoneyhall Estate in Bedwell. We think that more schemes like this are likely to be the main source of housing in the period after-2021. By including these areas, and a small allowance for windfall development, we can provide enough homes and land to meet the Core Strategy target(6).
4.14 The housing numbers in this policy are indicative. Schemes on these sites should aim to achieve the highest possible net density appropriate to the character of the locality, public transport accessibility and other relevant plan policies. These will include (but not be limited to) our Core Strategy and Generic Development Management Policies.
4.15 Our Core Strategy sets a target for 45% of all completions between 2001 and 2026 to be on previously developed, or brownfield, land. Around 65% of the homes that will be built in this plan area will be on previously developed land. This is in line with national guidance and will help us to meet the overall target in the Core Strategy(7).
4.16 Using the criteria in Development Management Policy DM13, more than 700 of the homes on the allocated sites will be affordable, just under 40% of the total. We have also identified a number of sites that would be suitable for aspirational housing. We estimate around 100 aspirational homes can be delivered in the plan area in line with Core Strategy Policy CS12 and Development Management Policy DM17.
4.17 The sites have been split into phases to ensure that housing delivery is managed across the plan period. We will allow sites to be brought forwards ahead of time where they are required to maintain a five year supply of housing or provide overriding benefits against other priorities, subject to infrastructure constraints.
4.18 There is limited capacity in existing waste water infrastructure to serve new development(8). Although there is capacity at the Rye Meads Treatment Works to meet our housing targets to 2021, new infrastructure will need to be provided to connect development at Stevenage. In accordance with Core Strategy Policy CS05, strategic scale developments will be conditioned to ensure they are not delivered ahead of sufficient infrastructure capacity.
4.19 The Delivery chapter provides further information on how we will manage the release of these sites and deal with any new housing targets that may be set for this part of Stevenage through the Core Strategy.
4.20 Some sites provide particular opportunities to contribute towards our future vision for Stevenage. Other sites have particular considerations to take into account. These might be environmental, conservation or local infrastructure issues. The table on the following page sets out specific criteria that should be considered for particular sites.
4.21 All of the sites have been assessed in our sustainability appraisal. The appraisal results have been used to help identify the site-specific considerations for developers.
4.22 The information set out against each proposed allocation is not a formal development brief. Any proposals coming forwards on these sites will be assessed against all development plan policies and other material considerations that are relevant at the time of the application. We may require developers to provide more information or include measures that are not specifically mentioned in this document.
6 The windfall allowance of 16 units per year is trend-based using our housing monitoring results 7 PPS3 sets a national target of 60% of new homes on Previously Developed Land 8 Rye Meads Water Cycle Study (2009) Site no. Site name Site specific considerations
SSP01/1 Land at Almonds Lane An archaeological assessment will be required. Consider impact on / contribution towards adjacent Green Lung (see Policy SSP12)
SSP01/2 Archer Road neighbourhood centre Local shopping and community facilities must be kept or replaced within site (see Policy SSP05).
SSP01/3 Land south of A602, Bragbury End Archaeological and transport assessments will be required. Buffer to hamlet of Hooks Cross Emphasis on high quality landscaping within and / or around the development to reduce impact of greenfield development and create transition to Green Belt beyond. Flood Risk Assessment required due to site size. Impact of traffic on A602, including satisfactory access arrangements into the site. Proximity to / setting of listed buildings. Special consideration to sustainable transport measures due
to edge-of-town location. A
Suitable location to provide aspirational housing. town
SSP01/4 Land west of Bragbury Lane Demonstration of suitable access arrangements
Good location for aspirational housing. 100% provision would that be supported on this site.
No adverse impact on area of archaeological importance (see grows Policy SSP17)
SSP01/5 Used car lot, Broadwater Crescent 5m buffer to be provided from the top of the adjacent Marymead Spring. sustainably An archaeological assessment will be required. Preserve or enhance Conservation Area Proximity to local facilities provides opportunity for higher density development Site no. Site name Site specific considerations A town SSP01/6 Land at Edmonds Drive Acceptable access arrangements / traffic impact from Edmonds Drive cul-de-sac. Archaeological and transport assessments will be required. that Consider impact on / contribution towards adjacent Aston End Brook. grows Emphasis on high quality landscaping within and / or around the development to reduce impact of greenfield development
and create transition to Green Belt beyond. sustainably Flood Risk Assessment required due to site size. Provision of allotment site (see Policy SSP09) Provision of ‘missing link’ in Horse and Pony Route (see Policy SSP14) Special consideration sustainable transport measures due to edge-of-town location. Suitable location to provide 10% aspirational housing.
SSP01/7 Land at Ferrier Road An archaeological assessment will be required. Consider impact on / contribution towards adjacent Principal Open Space, Green Lung and / or Green Way (see Policies SSP08, SSP12 and SSP15). Consideration of best access arrangements from Ferrier Road and / or Gresley Way. Emphasis on high quality landscaping within and / or around the development to reduce impact of greenfield development and create transition to Green Belt beyond. Flood Risk Assessment required due to site size. Special consideration to sustainable transport measures due to edge-of-town location. Suitable location to provide aspirational housing.
SSP01/8 Land at Hertford Road Archaeological and transport assessments will be required. Site no. Site name Site specific considerations
Consider impact on / contribution towards adjacent Green Lung (see Policy SSP12) and / or Stevenage Brook. Emphasis on high quality landscaping within and / or around the development to reduce impact of greenfield development. Existing drainage channel across the site to be preserved and maintained including a 5m buffer. Flood Risk Assessment required due to site size. Special consideration to sustainable transport measures due to edge-of-town location. Suitable location to provide aspirational housing.
SSP01/9 12 North Road No specific measures identified
SSP01/10 Shephall View An archaeological assessment will be required. Emphasis on high quality landscaping within and / or around the development to reduce impact of greenfield development. Investigate whether existing use has led to any contamination
of site A
Proximity to local facilities provides opportunity for medium town density development
SSP01/11 Land at Vardon Road An archaeological assessment will be required. that Consider impact on / contribution towards adjacent Green Lung
(see Policy SSP12) grows Emphasis on high quality landscaping within and / or around the development to reduce impact of greenfield development. Flood Risk Assessment required due to site size. sustainably Retention of significant / important trees along Vardon Road frontage.
SSP01/12 Weston Road garage court An archaeological assessment will be required. Site no. Site name Site specific considerations A town Consider (contribution towards) best route to the Old Town High Street / Town Centre for pedestrians and cyclists. Investigate whether existing use has led to any contamination that of site No adverse impact on highway safety or on-street car parking grows Retention, replacement or improvement of play area
SSP01/13 Barnwell East campus A transport assessment will be required. sustainably Acceptable access arrangements / traffic impact from Collenswood Road / Redwing Close Consider effectiveness of / contribution towards pedestrian and cycle links to facilities at Magpie Crescent. Consider impact on / contribution towards adjacent Green Lung and / or Green Way (see Policies SSP12 and SSP15). Flood Risk Assessment required due to site size. Special consideration to sustainable transport measures due to large number of homes. Suitable location to provide aspirational housing.
SSP01/14 Broad Hall centre and adjoining land Acceptable access arrangements / traffic impact from Hydean Way / Shephall View An archaeological assessment will be required. Emphasis on high quality landscaping within and / or around the development to reduce impact of greenfield development. Flood Risk Assessment required due to site size. Good location for an element of aspirational homes. No adverse impact on area of archaeological importance (see Policy SSP17) Preserve or enhance Conservation Area Suitable location to provide 10% aspirational housing. Site no. Site name Site specific considerations
SSP01/15 Chells Manor neighbourhood centre Flood Risk Assessment required for any development of 1 hectare or more. Investigate whether previous uses have led to any contamination of site Local shopping and community facilities must be kept or replaced within site (see Policy SSP05). Protected trees must be kept.
SSP01/16 Hertford Road neighbourhood centre An archaeological assessment will be required. Local shopping and community facilities must be kept or replaced within site (see Policy SSP05).
SSP01/17 Lonsdale School Archaeological and transport assessments will be required. Consider impact on / contribution towards adjacent Green Lung (see Policy SSP12) Flood Risk Assessment required due to site size. Special consideration to sustainable transport measures due
to large number of homes. A
Suitable location to provide aspirational housing. town
SSP01/18 The Oval Archaeological and transport assessments will be required.
Comprehensive redevelopment of the site. that Flood Risk Assessment required for any development of 1
hectare or more. grows Investigate whether previous uses have led to any contamination of site
Local shopping and community facilities must be kept or sustainably replaced within site (see Policy SSP05). Special consideration to sustainable transport measures due to large number of homes.
SSP01/19 Ex-play centre, Scarborough Avenue No specific measures identified. Site no. Site name Site specific considerations A town SSP01/20 The Valley School Archaeological and transport assessments will be required. Consider impact on / contribution towards adjacent Green Lung (see Policy SSP12) that Consider quality of / contribution towards pedestrian routes across the A602 in vicinity of the site. grows Flood Risk Assessment required due to site size. No development in adjacent area of flood risk
Special consideration to sustainable transport measures due sustainably to large number of homes.
SSP01/21 Canterbury Way neighbourhood centre Evidence that existing surgery is not required or replacement provision has been made. Flood Risk Assessment required for any development of 1 hectare or more. Local shopping and community facilities must be kept or replaced within site (see Policy SSP05).
SSP01/22 Scout hut, Drakes Drive No specific measures identified.
SSP01/23 The Glebe An archaeological assessment will be required. Flood Risk Assessment required for any development of 1 hectare or more. Investigate whether previous uses have led to any contamination of site Local shopping and community facilities must be kept or replaced within site (see Policy SSP05).
SSP01/24 The Hyde An archaeological assessment will be required. Flood Risk Assessment required for any development of 1 hectare or more. Site no. Site name Site specific considerations
Investigate whether previous uses have led to any contamination of site Local shopping and community facilities must be kept or replaced within site (see Policy SSP05).
SSP01/25 Longfield Fire & Rescue Centre Acceptable access arrangements / traffic impact from Hitchin Road. Archaeological and transport assessments will be required, Consider need for parking restrictions to prevent on-street parking of adjoining school's traffic. Evidence that existing facility is not required or replacement provision has been made. Flood Risk Assessment required due to site size. Masterplan for the whole site submitted as part of any application. Special consideration to sustainable transport measures due to large number of homes.
Suitable location to provide aspirational housing. A town SSP01/26 Vincent Court An archaeological assessment will be required. Flood Risk Assessment required due to site size.
Investigate whether previous uses have led to any contamination that of site grows Site specific considerations for housing allocations identified in Policy SSP01 sustainably A town that grows sustainably
Green Belt
[POLICY SSP02] GREEN BELT
Land in the following broad locations, as detailed on the proposals map, is designated as Green Belt: Land bounded by Lanterns Lane and Gresley Way; Land bounded by Gresley Way, Broadwater Lane, the rear of properties at Goddard End, Broadhall Way and the A602.
4.23 Green Belts are one of the best known and oldest national planning policies. They are designed to prevent urban sprawl, stop towns from joining together and protect the countryside from development. National guidance prevents many forms of development in the Green Belt unless there are very special circumstances(9). This includes housing.
4.24 The same guidance is clear that Green Belts should only be altered in exceptional circumstances. The East of England Plan sets the requirement for a strategic review of the Green Belt around Stevenage. The Stevenage and North Herts Action Plan will release land to the north and west of the town in order to build new neighbourhoods there. However, we have also reviewed the boundary at the south-east of the town. This is in order to release land at Bragbury End for development. Without this site, we would not be able to demonstrate a five-year supply of deliverable housing sites. This would make our plans 'unsound'.
4.25 The revised boundary will follow the A602. This major road is a clearly defined, and readily recognisable feature. This makes it suitable to form the boundary to the Green Belt(10).
4.26 In many parts of this plan area, the built area of Stevenage extends right up to the Borough boundary. Two examples of this are the neighbourhoods of Chells Manor, at the east of the town, and Broadwater, at the south. We have not identified a Green Belt boundary in these locations. This is because we cannot set policies or designations for land that is not in Stevenage Borough.
4.27 It will be for the adjacent local authority (either North Hertfordshire or East Hertfordshire depending on the exact location) to decide whether they think the Green Belt should come up to the edge of Stevenage.
4.28 We will work with North and East Hertfordshire District Councils to create a connected Green Belt boundary all the way around the town that will meet our development and community needs to at least 2031.
4.29 Our Sustainability Appraisal did not assess this policy. This is because the decision to review the Green Belt boundary in this part of the town has been set through Policy CS03 of the Core Strategy. The site-specific impact of taking the land at Bragbury End out of the Green Belt is considered in the assessment of our housing sites.
9 Planning Policy Guidance 2: Green Belts(PPG2) 10 In line with advice in PPG2. A town that grows sustainably
Infrastructure & developer requirements
[POLICY SSP03] STEVENAGE WEST ACCESS CORRIDOR
The area around Meadway, as shown on the proposals map, is safeguarded to provide an access to a new neighbourhood west of Stevenage.
Any development proposals which would physically inhibit or otherwise prejudice the creation of an access route through this area will be refused.
4.30 The East of England Plan requires us to build a new neighbourhood to the west of Stevenage. Delivering at least 5,000 homes here is a key element of our spatial strategy(11).
4.31 Access into any development to the west of the existing town will require access across or under the A1(M) motorway. The Meadway has previously been identified and supported as one of our preferred points of access(12). We will continue to safeguard land in this area to provide a connection from Gunnels Wood Road.
4.32 Any development proposals in this area will be assessed against the need to ensure that a dual-carriageway standard access, with associated foot and cycle paths can be provided through this area. Any proposals that we think could stop us from achieving this will not be permitted. An indicative route is shown on the proposals map.
11 To be planned jointly with North Hertfordshire District Council through the Stevenage and North Herts Action Plan (SNAP) 12 Stevenage District Plan Second Review (2004) A town that is prosperous
5 A town that is prosperous
5.1 Making our employment areas more attractive and exciting places will encourage companies to see Stevenage as a place where they want to locate their businesses. A more prosperous town will help to meet our aims of balance and self-containment. Our Core Strategy sets out our ambition to provide a full range of both homes and jobs to meet the needs of all sectors of the population.
5.2 The success of local businesses depends on their ability to attract appropriately skilled employees. We need to ensure that there are enough local people with the right skills to match the growing number of local employment opportunities.
5.3 The idea of community neighbourhoods is central to New Town Stevenage. The original masterplan showed essential facilities such as shops, churches, pubs and community centres provided within half a mile of all homes. This is reflected in the network of large and small centres that are found across the town. These centres are a key feature of Stevenage’s built heritage and an important part of the town’s character. Because of their success, similar facilities continue to be provided in neighbourhoods built since the 1980s. These include Chells Manor and Great Ashby.
5.4 However, some of the original centres are now in need of investment and regeneration. This forms a key part of our spatial strategy for Stevenage.
5.5 The policies in this chapter will help us to meet the following objectives of the Core Strategy:
[OBJECTIVE SO06] EMPLOYMENT To provide opportunities for residents to improve their skills and obtain better paid local jobs. To deliver the requirements of the East of England Plan by providing land for a full range of jobs in sustainable locations. To provide a wider range of economic activities with an emphasis on research, design and high-technology. [OBJECTIVE SO07] RETAIL ...To complement the town centre by supporting appropriate uses in neighbourhood centres...
Education, employment and locally available facilities improve the town's prosperity
Jobs & skills
5.6 Exam results within Stevenage’s schools are significantly below the County average. The proportion of Stevenage residents with higher level qualifications, such as degrees, is also lower than in Hertfordshire as a whole. A town that is prosperous
5.7 Hertfordshire County Council has developed a bid to change the way secondary school education in the town is provided. This is being done under the Government’s Building Schools for the Future programme (BSF). The aim of BSF is to rebuild or renew every secondary school in England in the next 15 years. The County Council believe that BSF provides a major opportunity to transform secondary education by providing:
Fewer but larger secondary schools, integrating special schools on site; A wide range of high quality courses in all subjects; New and modern computers and information technology (IT) equipment; Buildings and classrooms that can adapt to a variety of uses now and in the future; and Facilities that can be used by the local community.
The Barclay School is one of the sites affected by the BSF proposals
5.8 Within the area covered by this document, the key changes include:
Making the Barclay School bigger by using its existing site plus part of the adjoining Thomas Alleyne site. The development of Barnwell School on the existing Heathcote School site. This will include improved facilities for the Greenside School; Making the Nobel School bigger on its existing site with a detached playing field being provided at the Barnwell East site; Increasing the size of the Marriotts School. This will include facilities for the Lonsdale School which will move onto the site. The existing Marriotts site will be expanded to include part of Ridgemond Park; Moving Valley School to the current Barnwell site; and Closing Heathcote School in 2012.
5.9 Most of the building works that are needed to achieve this programme will take place within existing school sites. The County Council will decide applications for education development on these.
5.10 No new school sites are proposed in the area covered by this document. Because of this no site-specific allocations are made for education use. However, some school sites will become redundant. Where this is the case, these sites are identified for alternative uses elsewhere in this document. A town that is prosperous
Employment Land
[POLICY SSP04] EMPLOYMENT AREA
The following site, as shown on the proposals map, is designated as an Employment Area:
SSP04/1 Pin Green
Planning permission will be granted for B1(b), B1(c), B2 and smaller scale B8-Class employment development on sites in this area. Other uses will not be permitted.
5.11 The East of England Plan says that, within Stevenage, our employment strategy should focus upon keeping and developing advanced technology businesses and the providing new, high quality employment sites.
5.12 Our Core Strategy identifies the areas that can make a positive contribution towards these requirements. Gunnels Wood will continue to provide the main employment area in Stevenage. This will be supported by the Gunnels Wood Area Action Plan. The plan will promote job growth and regeneration. We will also seek to provide new, high quality, employment land in, or close to, the new neighbourhoods in the Stevenage and North Herts Action Plan.
5.13 The main area of employment uses in the area covered by this document is at Pin Green. Pin Green was developed as an employment area through the late 1960s and early 1970s to provide additional jobs for a growing population. It was also intended that a second area for employment would help to counter the increasing number of private cars being driven to Gunnels Wood.
Pin Green and Chells Enterprise Centre
5.14 There are limited opportunities for new development within Pin Green, while the employment land is closely surrounded by other land uses. This means there are no specific sites within the Employment Area that we wish to identify for (re)development to provide more employment floorspace and jobs. However, we would encourage any development to improve upon the fabric of the existing buildings. The introduction of modernised facilities for employees and the improvement of energy efficiency in the building stock will be encouraged where they do not adversely impact the amenities of neighbouring residents. A town that is prosperous
5.15 The re-development of existing sites for Class B1(a) (office) uses will not be permitted. These uses are better located near to the town centre and main transport hub, in line with our core employment strategy and government guidance(1).
5.16 Our evidence shows that, with the exception of some larger premises fronting Wedgwood Way and Cartwright Road, the units at Pin Green are generally aimed at small to medium sized businesses, with an active market in this sector(2).
5.17 Areas such as the Parsons Green Estate and Whitworth Road generally provide workshop units of up to 1,000m2. These are complemented by areas such as the Stevenage Business and Industrial Park providing unit sizes of up to 3,000m2. This is the model we wish to see continue at Pin Green. Where sites become available for (re)development, new units in excess of these sizes will generally be discouraged.
5.18 Smaller areas of employment can be found elsewhere, including the Chells Enterprise Village and a number of small units at the Marymead Estate in Broadwater. These locations provide valuable office and ‘workshop’ accommodation for small and start-up companies. These form part of the local centres we have identified in these areas. More details are provided in Policy SSP05.
5.19 Applications for new employment development elsewhere in the area covered by this document will be assessed using our Core Strategy and Generic Development Management Policies as well as any relevant national or regional guidance.
Retail
[POLICY SSP05] LOCAL AND NEIGHBOURHOOD CENTRES
The following sites, as shown on the proposals map, are identified as local centres:
SSP05/1 Bedwell Crescent SSP05/5 Marymead SSP05/2 Filey Close SSP05/6 Oaks Cross SSP05/3 The Glebe SSP05/7 The Oval SSP05/4 The Hyde SSP05/8 Roebuck
The following sites, as shown on the proposals map, are identified as neighbourhood centres:
SSP05/9 Archer Road SSP05/14 Hydean Way SSP05/10 Burwell Road SSP05/15 Lonsdale Road SSP05/11 Canterbury Way SSP05/16 Mobbsbury Way SSP05/12 Chells Manor SSP05/17 Popple Way SSP05/13 Hertford Road SSP05/18 Rockingham Way
Planning permission for development proposals in these centres will be granted where:
a. The proposal is in keeping with the size and role of the centre
1 Planning Policy Statement 6: Planning for Town Centres (PPS6); Planning Policy Guidance 13: Transport (PPG13) 2 Employment Land Survey, Employment Capacity Study A town that is prosperous
b. Local centres would continue to provide a range of retail, light industrial (use class B1(b)), social, community and / or residential uses and retain at least 50% of ground-floor units in the retail area as Class A1 (shops) use. c. Neighbourhood centres would continue to provide a range of small-scale retail, social, community and / or residential uses and maintain at least one unit in Class A1 (shops) use.
Planning permission will be granted as an exception to the above criteria only where:
i. Satisfactory on- or off-site provision is made to replace a loss of use(s) relevant to the status of the centre; ii. It can be demonstrated that there is no longer a need for a particular facility; iii. The particular facility, or any reasonable replacement is not, and will not, be viable on that site; iv. The proposals provide overriding benefits against other objectives or policies in the LDF; or v. It can be demonstrated that a unit has been unsuccessfully marketed for its existing use, or has remained vacant, over a considerable period of time.
5.20 Changes in lifestyles over the last 50 years, such as the increase in car ownership and the emergence of large supermarkets, mean that many people can now travel further and more easily to obtain food and services. However, local facilities continue to play an important role for day-to-day convenience and for those residents who have difficulty accessing supermarkets and the town centre. These centres also provide opportunities for more specialist retailers as well as other local facilities and services.
Local facilities at Bedwell Crescent and Popple Way
5.21 Government guidance states that local authorities should develop a hierarchy of the shopping facilities in their area(3). This should include local centres that meet people’s day-to-day needs. Where appropriate these facilities should be protected through planning policies. The East of England Plan says that local shopping facilities should be protected and enhanced.
5.22 The guidance is clear that small parades of shops should not be designated as local centres. However, our Core Strategy recognises the important role played by smaller centres and includes an extra category in the retail hierarchy to make sure they are protected.
3 PPS6 A town that is prosperous
5.23 Within Stevenage, ‘neighbourhood centres’ traditionally describes all of the locally available shopping facilities. However, in order to be consistent with government guidance, this document must distinguish between local centres and neighbourhood centres.
5.24 Our Core Strategy identifies that there are problems facing many of Stevenage’s existing centres. Many of the buildings are tired and need replacing. The design and layout of some centres encourages anti-social behaviour and creates a fear of crime which deter visitors. It identifies that taking no action to tackle these problems is not an option.
5.25 Policy CS09 says that local and neighbourhood centres will be identified through relevant plans. These will be regenerated to provide a network of day-to-day shops alongside businesses, social facilities and homes.
5.26 We are committed to improving and regenerating the town’s centres and is currently developing a programme to (partially) redevelop and / or improve a number of sites. This process has been informed by our evidence which reviewed the performance of the centres(4) .
5.27 The regeneration of the town’s existing centres is expected to occur on a rolling programme over the next fifteen years. Those sites (or parts thereof) where we expect a significant number of new homes to be built are also identified as housing allocations in Policy SSP01.
5.28 The work we have done so far to develop this programme has also given us information on the type, size and number of shops and community facilities that are provided in Stevenage’s centres. Based on the findings of our evidence studies, our own research, our aspirations for the future of these centres and government guidance, two types of centre are identified and designated.
5.29 Larger centres provide a wider range of shops, services and community facilities. Examples include The Oval and The Hyde. These are “local centres” in accordance with Government advice. These local centres typically provide:
Up to 4,500m2 of Class A1 (shops) - led floorspace in a parade or centre containing at least six units; Unit sizes of between 50 and 1,500m2; Residential accommodation in flats above the shops and / or additional free-standing residential blocks; and Two or more of the following:
a. Church or other place of worship; b. Small employment workshops; c. Pub; d. Community Centre
5.30 Within the local centres, our research shows that at least 50% of units in the retail parade or centre are currently in Class A1 (shops) use. We will seek to maintain this share. Our baseline monitoring shows that only Oaks Cross does not meet this figure(5). In this local centre, we will allow applications where there would be no further fall in the percentage of units in Class A1 use. Permissions will only be granted as an exception to this approach where A1 units have remained vacant for a year or more.
4 Stevenage Neighbourhood Centres Investment and Renewal Programme (Matrix Partnership, 2007) 5 45% of units in this centre were in Class A1 uses. A town that is prosperous
The Hyde local centre; Burwell Road neighbourhood centre
5.31 There are also a number of smaller centres. These do not necessarily meet the criteria above, but they provide valuable facilities for local residents. Examples include Canterbury Way and Rockingham Way. These are “neighbourhood centres” and typically provide:
Between 250 and 500m2 of Class A1 (shops) - led floorspace in a parade containing between two and six units; Unit sizes of between 50 and 250m2 ; Residential accommodation in flats above the shops; and May include a pub and / or community centre.
5.32 Single shop units, that fall outside the above definition, perform a limited function but we encourage their continued operation. We will use national guidance and our Core Strategy and Generic Development Management Policies to determine proposals affecting these and other supermarkets and retail parks. A town of opportunities and communities
6 A town of opportunities and communities
6.1 Stevenage experiences health problems that are worse than county and national averages.
6.2 The percentage of adults who are obese in Stevenage is significantly above the average for England. The proportion of adults who eat healthily and the amount of adults who are physically active are below the average for England. Almost three in ten adults smoke. This is the highest percentage in Hertfordshire(1).
6.3 Providing the right healthcare facilities in the best locations is one of our priorities. Another part of the solution is to encourage people to live healthier lifestyles. Government guidance says that the planning system should make sure that communities have access to an appropriate range of built leisure facilities(2).
6.4 Much of the town’s built leisure provision is currently located in, or next to, the town centre. However, there are also a number of leisure facilities open to the general public that lie within the area covered by this document, including the Shephall and John Henry Newman Leisure Centres.
6.5 The policies in this section will help us to deliver Policies CS10 and CS11 of the Core Strategy. They will also contribute to the following core strategic objective:
[OBJECTIVE SO09] Social Facilities To provide health care, policing, community and leisure facilities at the same time as new homes and jobs. To maintain and improve social facilities in the existing town.
Health, social and community facilities
[POLICY SSP06] HEALTHCARE FACILITIES
The following sites, as shown on the proposals map, are designated for new healthcare facilities:
SSP06/1 Land at Martins Way / Wedgewood Way SSP06/2 Heathcote School
Planning permission will be granted for appropriate Class D1 healthcare uses to serve the whole local community. This includes other use classes where they are required for ancillary facilities. Other uses will not be permitted.
6.6 Health care refers to hospitals, doctors’ surgeries and other forms of care. East and North Hertfordshire NHS Trust (the NHS Trust) and East and North Hertfordshire Primary Care Trust (the PCT) are responsible for public health services in Stevenage.
6.7 The PCT is looking to replace some existing doctors’ surgeries with fewer and larger centres known as polyclinics. This is in line with NHS guidance.
1 Stevenage Health Profile 2008, Department of Heath / Association of Public Health Observatories. 2 Planning Policy Statement 1: Delivering Sustainable Development (PPS1) A town of opportunities and communities
6.8 Outline permission has been granted for a new primary care centre on the former Dixons / Mastercare site in Pin Green. This facility will serve the north of the town. We will continue to safeguard this land for a healthcare facility to serve the whole local community.
6.9 The Heathcote School site has been identified to provide a similar facility in the south of the town. Part of this site will become available through the Building Schools for the Future programme.
6.10 We have identified the whole of the existing Heathcote School site at this stage. However, we will not allow the whole site to be developed. The designation lets us retain the flexibility to secure the best site layout in the future.
6.11 This site lies in an area of archaeological importance. This is because it is next to the old village of Shephall. Any applications for development will be need to meet the requirements of Policy SSP16.
6.12 Our Sustainability Appraisal of these sites identified positive local impacts because new health facilities will be provided. However, other areas may experience a negative effect if local facilities close or relocate. Our appraisal recommends that any new facilities should make sure that residents from further away can easily access the site. Any application will be required to demonstrate that a facility would be accessible by a range of modes from its whole catchment area.
6.13 As well as the land uses discussed above, there are a number of other health, social and community uses in the town. This includes dental surgeries, churches and other places of worship and community halls. Many of these are located within the town’s Local Centres and Neighbourhood Centres. Our policies for these areas are set out in Chapter 5.
6.14 There are currently no further proposals for other health, social or community facilities which would require us to identify any additional sites. Any applications for the extension or re-use of any existing health, social and community-uses outside the neighbourhood centres, or the development of new facilities on unallocated sites within the area covered by this document will be assessed against national guidance our Core Strategy and Generic Development Management Policies.
Leisure
[POLICY SSP07] LEISURE FACILITIES
The following sites, as shown on the proposals map, are designated for new or improved built leisure facilities:
SSP07/1 The Barclay and Thomas Alleyne school sites(3) SSP07/2 The Barnwell and Heathcote school sites and Shephall Leisure Centre SSP07/3 The Nobel School SSP07/4 The John Henry Newman School SSP07/5 The Marriotts School
3 Part of the Thomas Alleyne school site lies outside of the area covered by this document. Any relevant policies relating to this part of the site will be set through the Old Town Area Action Plan (OTAAP). A town of opportunities and communities
Planning permission will be granted for appropriate Class D2 leisure facilities for shared community use and other use classes of an appropriate scale where these are required for ancillary facilities.
6.15 National guidance states that, to be able to plan for sport and recreation, local authorities should assess the existing and future needs of their communities. Our evidence shows that there are not enough sports halls and swimming pools(4).
6.16 The Building Schools for the Future programme will meet existing demand for sports halls, all-weather pitches and fitness stations through the provision of dual-use facilities. These applications will be decided by the County Council as they will be development that is associated with the refurbishment and rebuilding of the schools.
6.17 However, there may be further opportunities to meet future unmet demand by providing new or improved shared facilities on school sites. Five secondary school sites have been allocated for new leisure facilities.
6.18 The whole of each school site has been identified. However, we will not allow the whole site to be developed. The designation lets us retain the flexibility to secure the best site layout in the future.
6.19 Some of these sites are also identified as Green Lungs. Any development here will be assessed against the requirements of Policy SSP12.
6.20 Any applications for the extension or re-use of any existing leisure sites, or the development of new facilities on unallocated sites within the area covered by this document, will be assessed using national guidance our Core Strategy and Generic Development Management Policies.
4 Active Hertfordshire Sports Facilities Strategy 2008-2016 A town that is clean and green
7 A town that is clean and green
7.1 National planning policies say that the planning system should protect and enhance the natural environment and that protection should be given to the most important resources(1) .
7.2 The East of England Plan requires us to plan for the natural environment and provide policies which will make sure that substantial networks of green spaces are provided within towns. The East of England Plan refers to these types of land use as ‘Green Infrastructure’.
7.3 This chapter refers to the natural environment and non-built leisure facilities within Stevenage. These provide an important resource for sport and recreation, wildlife and in ensuring that the town remains clean and green in the future.
7.4 Open spaces not identified within this document will be dealt with by general policies set through our Core Strategy and Generic Development Management Policies documents.
7.5 The following policies cover most areas and types of green space within Stevenage, which lie within this plan's boundary. This includes formal provision such as parks and playing fields as well as woodlands and areas which are not managed but are important to local wildlife. It does not include areas of green belt, which are dealt with in Chapter 4 of this document.
7.6 An assessment has been undertaken which identifies the open space, sport and recreation facilities that exist within the town, where these facilities need to be improved or enhanced, and where more facilities are needed(2). The results of this study have been used to guide the policies within this section of the document.
7.7 The policies in this section will help us to deliver Policies CS14 and CS15 of the Core Strategy. They will also contribute to the following strategic objectives:
[OBJECTIVE SO10] Green Infrastructure To protect and enhance green infrastructure and provide a pleasant environment for residents as well as areas for wildlife and recreation...To minimise or mitigate risks from pollution or flood risk. [OBJECTIVE SO11] Sustainable Transport To improve opportunities for people to walk, cycle and use public transport for journeys to school or work, trips to the shops and leisure.
7.8 Any applications for the development of open spaces that are within the area covered by this document, but are not protected by specific policies, will be assessed using national guidance, our Core Strategy and Development Management Policies.
1 PPS1 2 Open Space, Recreation and Sport Strategy (PMP, 2006) A town that is clean and green
Green infrastructure
[POLICY SSP08] PRINCIPAL OPEN SPACES
The following 27 sites, as shown on the proposals map, are designated as Principal Open Spaces to meet resident’s recreational needs:
Parks and Gardens SSP08/1 Fairlands Valley Park
Recreation Grounds SSP08/2 Canterbury Park SSP08/6 Peartree Park SSP08/3 Chells District Park SSP08/7 Ridlins Playing Fields SSP08/4 Hampson Park SSP08/8 Shephalbury Park SSP08/5 King George V Playing SSP08/9 St Nicholas Park Fields
Amenity Spaces SSP08/10 Bandley Hill SSP08/12 Campshill Park SSP08/11 Bedwell Park
Allotments SSP08/13 Almonds Lane SSP08/20 Lawrence Road SSP08/14 Ashdown Road SSP08/21 Martins Wood SSP08/15 Bandley Hill SSP08/22 Monks Wood SSP08/16 Broxdell SSP08/23 The Muntings SSP08/17 Colestrete SSP08/24 Oaks Cross SSP08/18 Eliot Road SSP08/25 Walkern Road SSP08/19 Hertford Road
Churchyards and cemeteries SSP08/26 Almonds Lane Cemetery SSP08/27 St Nicholas’s Church
Planning permission will be refused where development;
a. would result in the loss of any part of the Principal Open Spaces; b. does not protect, maintain or enhance any Principal Open Spaces within, or adjacent to the application site.
Where appropriate, we will require developments to contribute towards the improvement of a nearby Principal Open Space.
Planning permission for small scale leisure and recreation developments will be granted where they support the continued use and maintenance of the Parks and Gardens and Recreation Grounds.
Planning permission for parts of the identified Recreation Grounds to be developed into more formal parks and gardens will be granted where it would meet identified needs. A town that is clean and green
7.9 Open spaces are an important part of any town. They provide opportunities for sports and recreation. These can include formal provision such as parks and playing fields as well as more informal areas such as the landscaping around buildings.
7.10 The East of England Plan says we should set policies that will provide enough open spaces to meet local demand and make our towns attractive places to live and work. This is reflected in our Core Strategy which says we will create a network of safe and easily accessible open spaces.
7.11 Government guidance(3) says that local authorities should undertake studies to find out the existing and future requirements for open space within their area. It also states that open spaces that are of high quality, or particular value to local communities should be identified and protected in plans.
Shephalbury Park; Hertford Road allotments
7.12 The areas of open space in Stevenage are identified and the most important indicated within our evidence study(4). This recommends that we should protect all of the town’s main parks, recreation grounds and outdoor sports facilities. It also says we should protect sites that are of a high value. A site can be high value because it is of a particularly high quality. However sites can also be high value if they are important to the local community and well used, regardless of the quality.
7.13 Based on this, the most important open spaces that lie within the area covered by this document have been allocated as principal open spaces. We have identified and protected sites that:
Provide formal and informal opportunities for sports and recreation within the neighbourhoods of the town; Are primarily open for use by the general public(5); and Have been recommended for protection in our open space study.
7.14 Our open space study identifies sites depending on the main type of function that they perform. These types are discussed below. It is important to understand that some sites can perform more than one function. For example, some people may use a recreation ground in the same way one might use a park.
3 Planning Policy Guidance 17: Planning for open space, sport and recreation (PPG17) 4 Open Space, Recreation and Sports Study (PMP, 2006) 5 In terms of outdoor sports and recreation facilities this is defined as those which have secured community use at most times. A town that is clean and green
7.15 The term parks and gardens is used to describe urban parks, formal gardens and country parks that provide opportunities for informal recreation and community events. Our study recorded four parks and gardens in Stevenage, though Fairlands Valley Park is the only one located within the area covered by this document.
Fairlands Valley Park
7.16 Fairlands Valley Park is the largest area of open space in Stevenage. It formed part of the original masterplan for the town and provides a leisure and recreation facility that is used by residents from all across the Borough (and beyond). Fairlands Valley Park has been designated as a site that will be protected against development.
7.17 Although Fairlands Valley Park is very well used by residents, there are areas of the town which do not have local access to a park or garden. Significant parts of St Nicholas, Chells and Broadwater do not have a park or garden within 10 minutes walk. We think that alterations to, or conversions of, some of our outdoor sports and recreation grounds could meet some of this need.
7.18 Outdoor sports and recreation grounds are those spaces whose main function is for formal sports. This means it includes sites like Chells Park and Canterbury Park because they provide football pitches, even though people may use the sites for other uses such as dog walking.
7.19 Recreation grounds are the main form of open space in many parts of the town. Our open space study recommends that we should protect all of our outdoor sports facilities from development.
Chells District Park; St Nicholas Park A town that is clean and green
7.20 We have identified all those sites which the public can use at most times. In addition to protecting these facilities, we will investigate whether the following sites could, through alteration or partial conversion, also perform a more formal park and garden function:
Peartree Park Ridlins Playing Fields St Nicholas Park Shephalbury Park
7.21 The development of parts of these areas into more formal parks and gardens will be supported in principle.
7.22 School playing fields are not identified within this policy as they are not available for community use at most times. However they meet a significant amount of the community’s playing pitch need in Stevenage. School playing fields and their ancillary facilities are required to be retained under Policy DM10 of the Generic Development Management Policies. Any proposed loss of these facilities will be assessed against Policy DM19.
7.23 Amenity space refers to informal recreation spaces as well as green space in and around housing which enhances the appearance of the area. Three sites have been identified, that are over one hectare in size (roughly the size of a football pitch), and perform a mainly recreational function.
7.24 Churchyards are encompassed within the walled boundary of a church and cemeteries are burial grounds outside the confines of a church. They provide areas of quiet contemplation. They are also an important part of the town’s open space provision, contributing towards the provision of wildlife habitats and promoting biodiversity. We have identified two sites that are more than one hectare in size and perform this function.
7.25 Our study also identified a significant number of other sites which it recommended should be protected. These include more informal areas such as the amenity spaces around buildings and natural habitats. Some of these sites are protected through our Wildlife Sites and Green Lung policies. These are explained in more detail later in this section.
7.26 Our open space study identified that in some areas of the town there was low demand for allotments and suggested that some sites could be considered for disposal. Some development has taken place on allotment land in recent years, including the new housing on Walkern Road and Fairview Road.
7.27 However, since this study was completed there has been an increase in the popularity of allotments in Stevenage, reflecting trends across the country. In August 2008, there were 728 allotment plots in Stevenage. More than 95% were in use (up from 63% in 2001) and almost 200 people were on the waiting list. As a result, we have identified thirteen allotment sites in the area covered by this document that should be protected against development. A town that is clean and green
Almonds Lane allotments; Lawrence Road allotments
7.28 The revival in public interest also requires us to consider new sites for allotment provision. Allotments are valuable green spaces and community assets that can help improve people's quality of life by promoting healthy food, exercise and community interaction. Allotments also make a valuable contribution towards local biodiversity.
[POLICY SSP09] NEW ALLOTMENT PROVISION
The following site, as shown on the proposals map, is safeguarded for future allotment provision:
SSP09/1 Edmonds Drive
Any development proposals that would physically inhibit or otherwise prejudice the provision of accessible new allotment plots on this site will be refused.
Any new allotment plots on this site will be afforded the same protection as the Principal Open Spaces listed within Policy SSP08.
7.29 We have identified a need for up to 4,000m2 of allotment provision to serve the east of the town. The southern part of this site was safeguarded for new allotments in the District Plan (2nd Review). This is the most likely location for future provision. However, at this stage we have identified the whole of the Edmonds Drive site. This is to retain flexibility, to ensure the best layout of the site within any future application. Applications will be considered in conjunction with the requirements of Policy SSP01.
7.30 Development of the site should include the provision of an access road and footpath, car parking facilities for between 6 and 8 vehicles, composting and storage space, water connection and other facilities relevant to the provision of allotments.
[POLICY SSP10] WILDLIFE SITES
The following sites, as shown on the proposals map, are designated as wildlife sites:
SSP10/1 Fisher's Green Pub Field SSP10/19 Ridlins Wood SSP10/2 Symonds Green SSP10/20 Stevenage Brook Marsh A town that is clean and green
SSP10/3 Whitney Drive Wood SSP10/21 Poplars Meadow and Pond SSP10/4 Almond Spring SSP10/22 Ashtree Wood and Abbotts Grove SSP10/5 Fishers Green Wood SSP10/23 Marymead Spring SSP10/6 Sishes Wood SSP10/24 Great Collens Wood SSP10/7 Martins Wood SSP10/25 Pestcotts Spring and Wood SSP10/8 Wellfield Wood SSP10/26 Blacknells Spring SSP10/9 Exeter Close SSP10/27 Whiltshire's Spring SSP10/10 Hanginghill Wood SSP10/28 Valley Way Wood SSP10/11 Monks Wood West SSP10/29 Elm Green Pastures SSP10/12 Broadwater Marsh SSP10/30 Whitney Wood SSP10/13 Warren Springs SSP10/31 Martins Way SSP10/14 Monks & Whomerley WoodsSSP10/32 Six Hills Common SSP10/15 Shackledell Grassland SSP10/33 Ridlins Mire SSP10/16 Triangular Grassland by SSP10/34 Barnwell School Fairlands Valley Park SSP10/17 Elder Way Flood Meadow SSP10/35 St Nicholas’s Churchyard SSP10/18 Loves Wood
Planning permission for development proposals that would result in the loss of a designated wildlife site or harm the nature conservation value of these sites will be refused.
Where appropriate, we will require developments to contribute towards the improvement of a nearby designated wildlife site.
Any wildlife sites that are identified in the area covered by this document following its adoption will be given the same level of protection as the sites identified in this policy.
7.31 Government guidance(6) says that planning policies and decisions should aim to maintain and enhance, restore or add to biodiversity. Sites should be given an appropriate level of protection in planning documents. Our Core Strategy says that we will protect, restore and create habitats within the existing town.
Protected wildlife sites at Pestcotts Spring and Whitney Drive
6 Planning Policy Statement 9: Biodiversity and Geological Conservation (PPS9). A town that is clean and green
7.32 There are no European or nationally designated sites, such as Sites of Special Scientific Interest (SSSIs) or National Nature Reserves (NNRs), in the area covered by this document, or in Stevenage as a whole.
7.33 However, there are a significant number of locally important sites. In 1998, all ten districts in Hertfordshire helped to prepare the Hertfordshire Habitats Survey. This study identified locally important sites for nature conservation. As a result, 37 wildlife sites were identified in Stevenage and designated in the District Plan.
7.34 The register of wildlife sites is updated every year by the Hertfordshire Biological Records Centre. In the latest version, which was published in December 2008, there were 38 wildlife sites in the Borough. 35 of these lie within the area covered by this document. One of these sites, Martins Way Chalk Bank, is also identified as a Regionally Important Geological Site (RIGS). RIGSs are considered regionally important for their educational or historical value and are given the same level of protection as wildlife sites.
[POLICY SSP11] ANCIENT WOODLAND
The following site, as shown on the proposals map, has been designated as ancient woodland.
SSP11/1 Monks and Whormerley Woods
Planning permission for development that would result in the loss of, or otherwise adversely affect the woodland, will be refused.
Where appropriate, we will require developments to contribute towards the maintenance of the ancient woodland.
7.35 Government guidance states that ancient woodlands which do not enjoy statutory protection should be identified and protected(7). The East of England Plan says we should protect existing woodland and, where appropriate, increase the amount of woodland coverage in the region.
7.36 Monks Wood and Whormerley Wood were identified as a Countryside Heritage site in 1997. This area contains the remains of a much larger ancient woodland. Whormerley Wood additionally contains a medieval moat, which is designated as a Scheduled Ancient Monument (see paragraph 8.5 for more information).
[POLICY SSP12] GREEN LUNGS
The following sites, as shown on the proposals map, are designated as Green Lungs:
SSP12/1 Water meadows: From Broadhall Way through the water meadows across Hertford Road to the railway.
SSP12/2 The Avenue / Forster Country(8): A connection from the Old Town to St. Nicholas Church, including adjoining playing fields.
7 PPS9 8 Part of this Green Lung will lie outside of the area covered by this document. The remainder of link will be defined through the Old Town and Stevenage & North Herts AAPs A town that is clean and green
SSP12/3 Collenswood: From Gresley Way through Collenswood School and Great Collens Wood northwards through Pescotts Spring to Chells Way. A westward link connects through Ashtree Wood and Marriotts School to Fairlands Valley Park.
SSP12/4 Chells: From Gresley Way north west to Narrow Box Lane with a western spur to Nobel School.
SSP12/5 Shephalbury: From Gresley Way through Ridlins Wood westwards through Loves Wood and Shephall Park and then southwards to The Noke.
SSP12/6 Fairlands Valley: From the Roebuck northwards through Fairlands Valley Park to Hampson Park then southwards to Archer Road. From Fairlands an extension runs south east through Peartree park to Shephall park.
SSP12/7 The old greens: From Symonds Green northwards to Fishers Green.
SSP12/8 Bandley Hill: From Gresley way northwards through Ridlins and Bandley Hill to Collenswood School.
SSP12/9 Grace Way: From Lonsdale Road Allotment Gardens northwards along Grace Way to Weston Road Cemetery including an eastward spur to include Almonds Spring
SSP12/10 Great Ashby(9): From Wellfield Wood northwards towards Great Ashby with a westward spur through St Nicholas Park.
Planning permission for development proposals that would create a physical or visual break, or otherwise have an adverse effect on a Green Lung, will be refused.
Where appropriate, we will require developments to contribute towards the maintenance, improvement or extension of a Green Lung.
7.37 Stevenage New Town was designed so that important features of the local landscape, such as Fairlands Valley and areas of woodland, were preserved as well as providing local open spaces in each of the neighbourhoods. As the town has developed, this has resulted in a network of open spaces, which connect the neighbourhoods of the town and the surrounding countryside.
7.38 Government guidance says that we should protect networks of natural habitats, as they provide important routes for wildlife, while the East of England Plan promotes the identification of “substantial networks of green spaces” in towns like Stevenage.
7.39 This approach is supported in our Core Strategy. Policy CS14 says that we will protect, enhance and extend a network of green spaces within the town and into new neighbourhoods and the countryside.
7.40 Our evidence identifies a significant number of open spaces which should be protected(10) . Some of these are already identified in the policies above while there are also a number of smaller sites which provide a more local function. A number of these sites are connected to one another and form the basis of a Green Lung network.
9 Part of this Green Lung will lie outside of the area covered by this document. The remainder of this link will be defined through SNAP. 10 Open Space, Recreation and Sport Study (PMP, 2006) A town that is clean and green
Shephall Green and Grace Way provide important green connections
7.41 Green Lungs are collections of spaces that are worthy of protection for their connectivity and their recreation, amenity or wildlife value.
7.42 Using this definition and our evidence base, we have identified ten Green Lungs within the area covered by this document. This includes the eight links previously identified in the District Plan (subject to minor changes) and two new lungs, along Grace Way and in St Nicholas.
7.43 These new lungs have been identified by connecting a number of sites which were recommended for protection in our open space study.
[POLICY SSP13] ANCIENT LANES AND HEDGEROWS
The following sites, as shown on the proposals map, are designated as ancient lanes and hedgerows:
SSP13/1 Aston Lane SSP13/10 Meadway(11) SSP13/2 The Avenue(12) SSP13/11 Narrowbox Lane SSP13/3 Botany Bay Lane SSP13/12 Old Walkern Road SSP13/4 Bragbury Lane SSP13/13 Sheafgreen Lane SSP13/5 Broadwater Lane SSP13/14 Shephall Lane SSP13/6 Chells Lane SSP13/15 Shephall Green Lane SSP13/7 Dene Lane SSP13/16 Watton Lane SSP13/8 Fishers Green Lane SSP13/17 Weston Lane SSP13/9 Lanterns Lane
Planning permission for development that would adversely affect an ancient lane and hedgerow will be refused.
Planning permission for development which must cross or incorporate an ancient lane, will only be granted where it is to be retained and sensitively integrated into the site layout.
11 Part of this ancient lane and hedgerow will lie outside of the area covered by this document. The remainder of this link will be defined through the Old Town and the Gunnels Wood Area Action Plans. 12 Part of this ancient lane and hedgerow will lie outside of the area covered by this document. The remainder of this link will be defined through the Old Town Area Action Plan. A town that is clean and green
Where appropriate, we will require developments to contribute towards the improvement of an ancient lane and hedgerow.
7.44 Ancient lanes and hedgerows are generally defined as those in place before the Enclosure Acts which came into force between 1720 and 1840. When the New Town was built, a number of the existing lanes and hedgerows in the areas of the countryside being developed were kept.
7.45 It is recognised that hedges are important not just for biodiversity, but also for farming, landscape, cultural and archaeological reasons (13). Hedgerows adjacent to roads, green lanes, tracks and wooded ground tend to be particularly species-rich and this is the case for those located in Stevenage.
7.46 Ancient lanes and hedgerows cannot be replaced so it is important that they are protected. We will continue to protect these lanes against development. We think that this will help to contribute towards the national and regional policies that encourage us to protect old features and provide recreational routes for people to enjoy. It will also help us to deliver objectives SO10 and SO11 of the Core Strategy.
[POLICY SSP14] HORSE AND PONY ROUTE
The designated horse and pony route is shown on the proposals map.
Planning permission for development that would result in the route being reduced or severed will be refused.
Where appropriate, we may require developments to contribute towards the maintenance, improvement or extension of the horse and pony route.
7.47 In 1983, the Borough Council identified a horse and pony route around the edge of the town which linked surrounding bridleways and also includes a route that runs through Fairlands Valley Park. The route largely follows informal trails and grass verges. In some places it uses cycle paths and the public highway to ensure a continuous trail.
7.48 This route provides an important leisure facility because it joins together a number of bridleways around the edge of the town. We will continue to protect it.
7.49 We have previously identified a ‘missing link’ in the route on the east side of the town, near Edmonds Drive. This land is identified as a housing allocation in Policy SSP01. We will require any development to make provision for this link.
[POLICY SSP15] THE GREEN WAY
The designated Green Way route is shown on the proposals map.
13 Biodiversity: The UK Steering Group Report - Volume II: Action Plans, 1995 A town that is clean and green
Planning permission for development that would result in the route being reduced or severed will be refused.
Where appropriate, we may require developments to contribute towards the maintenance, improvement or extension of the Green Way route.
7.50 National laws protect footpaths, bridleways and other minor routes that provide access within and between towns and the countryside(14). These routes are called public rights of way. Hertfordshire County Council is responsible for keeping a record of, and looking after, all of the public rights of way in the county.
7.51 The Stevenage Outer Orbital Path (STOOP) is an important part of the local rights of way network. It is a 27-mile route which circles Stevenage using footpaths and other routes that are open to the public. All of STOOP lies outside of the area covered by this document. However, it is connected to the town by eight ‘link paths’ which use public rights of way. Some of these links pass through the area covered by the Site Specific Policies DPD.
7.52 Work is currently underway to deliver an inner circular route, known as the Green Way, which will provide an important resource for pedestrians and cyclists – a major green transport and leisure amenity in the town. The proposed route incorporates the best of the Stevenage traditional footpath/cycleway network where it can, and this policy should, therefore, be used in conjunction with Policy SSP13.
Pollution and flood risk
[POLICY SSP16] FLOOD STORAGE RESERVOIRS
The following sites, as shown on the proposals map, are designated flood storage reservoirs:
SSP16/1 Burymead SSP16/6 Ridlins Wood SSP16/2 Elder Way SSP16/7 Aston Valley SSP16/3 Broad Oak SSP16/8 Bragbury End SSP16/4 Wychdell SSP16/9 Fairlands Valley Lakes SSP16/5 Camps Hill Park
Planning permission for development that would result in any of the flood storage reservoirs being removed, reduced, severed or their function compromised will be refused.
Where appropriate, we may require developments to contribute towards the maintenance, improvement or extension of the flood storage reservoirs.
7.53 Our evidence shows that some small areas of the Borough are at risk from flooding(15). It is important that flood alleviation facilities are protected in order to minimise these risks.
14 Countryside and Rights of Way Act 2000 15 Strategic Flood Risk Assessment (2009) A town that is clean and green
7.54 The development of Stevenage on a largely greenfield site created challenges in terms of the additional surface water run off which was created. Although most of the town falls within the catchment of the Stevenage Brook, this watercourse has limited capacity. In order to mitigate the impacts of the development on this Brook, a number of flood storage reservoirs (FSRs), also known as ‘water meadows’, were created. These helped to regulate the discharge of water in times of storm.
7.55 FSRs will be protected from development to prevent any increase in flood risk.
7.56 Boxbury FSR is also a water meadow, though it lies outside the Borough boundary. Because of its location we cannot produce a site specific policy to protect it, as the site is under the control of another local authority.
7.57 Fairlands Valley Boating Lake was created as, and is operated as, an amenity lake but it does perform the function of an FSR. The Environment Agency also register it as such. The loss of this lake could, therefore, have an adverse impact on surface water drainage in the area. A town to be proud of
8 A town to be proud of
8.1 Stevenage is a mix of Old Town, New Town and modern development. All of these places combine to make Stevenage what it is today. There are a number of well defined local communities and organisations that play an active role in the development of the town. By encouraging local initiatives to improve the fabric of the town we will encourage more people to live and work here.
8.2 Government guidance underlines the importance of high quality urban design and we will ensure that well designed places offer a high quality of life for existing and future generations.
8.3 The East of England Plan requires that new development should be of a high quality which complements the distinctive character and best qualities of the local area and promotes urban renaissance and regeneration. Our approach to design is set out in the Core Strategy and a Design Guide SPD.
8.4 This theme corresponds with the overarching objectives of the Core Strategy, and more specifically with the following objective:
[OBJECTIVE SO13] Built Environment To create attractive, enjoyable and distinctive places. To improve the built environment and protect areas of historic interest...
Design and conservation
[POLICY SSP17] AREAS OF ARCHAEOLOGICAL SIGNIFICANCE
The following sites, as shown on the proposals map, are identified as areas of archaeological significance:
SSP17/1 Whormerley Wood SSP17/7 Fishers Green SSP17/2 The Six Hills SSP17/8 Symonds Green(1) SSP17/3 Shephall Village SSP17/9 Broadwater Farm SSP17/4 Hampson Park SSP17/10 Wychdell SSP17/5 Shephalbury SSP17/11 Bragbury End SSP17/6 Martins Wood and SSP17/12 The Bury Allotments
Where a development proposal affects an area of archaeological significance or has the potential to affect important archaeological remains on adjoining sites, developers will be required to submit the results of an archaeological field evaluation.
If in situ preservation of important archaeological remains is considered preferable development proposals will be required to demonstrate how those remains will be preserved and incorporated into the layout of that development.
Where in situ preservation of important archaeological remains is not feasible, planning conditions or obligations will ensure that appropriate and satisfactory provision is made for the investigation and recording of archaeological remains that will be damaged or lost before
1 Part of this site lies outside of the area covered by this document. The remainder of this designation will be identified in SNAP. A town to be proud of
development commences and for the subsequent analysis and publication of results and, where appropriate, excavation. Where appropriate the management, enhancement and public presentation of archaeological remains and their setting will be sought.
Any Area of Archaeological Significance that is identified following the adoption of this document will be afforded the same level of protection as those listed within this policy.
8.5 The most important archaeological and historical sites are known as Scheduled Ancient Monuments (SAMs). SAMs are protected by law and any works on them require special permission from the Government. There are three SAMs in Stevenage, two of which lie within the area covered by this document: The tumuli (mounds) in Six Hills Way and the Moat in Whormerley Wood. SAMs are now identified by English Heritage and are shown on our Proposals Map. Further details can be found via the Heritage Gateway website at www.heritagegateway.org.uk.
The Six Hills tumuli; The Bury
8.6 There are also a number of areas in Stevenage which, although they are not nationally recognised or designated are considered to be locally important because of the (potential) archaeological remains that are contained within them. Two of these local areas also contain SAMs, indicating the archaeological potential of the surrounding area.
8.7 Fifteen areas of archaeological significance have been identified by Hertfordshire County Council within Stevenage. Eleven of these lie either wholly or partially within the area covered by this document. These areas have been identified to alert potential developers to seek early advice.
8.8 During development of the New Town area of Stevenage, the investigation of archaeological finds was sporadic. This means that any development within Stevenage has significant potential to uncover archaeological remains. In the event of previously unknown archaeological remains being uncovered after works have commenced, the Council should be informed and English Heritage may be informed with a view to possible scheduling. Should the remains be deemed important enough to schedule, Scheduled Monument Consent will be required.
8.9 Where development will affect any of these areas, prospective developers will be required to undertake an archaeological field evaluation of the site, in line with Government guidance and in consultation with the County Council’s Historic Environment Unit. However, in many areas, A town to be proud of
small-scale development, such as domestic extensions and other minor works will pose little or no threat to any remains and homeowners will rarely be expected to secure any archaeological recording.
Conservation areas
8.10 Conservation areas are areas of particular historic or architectural interest which we want to protect. Because of the special nature of these areas, planning controls are stricter. The demolition of whole buildings requires Conservation Area Consent. Government guidance(2) requires all new development in a conservation area to preserve or enhance its historic or architectural characteristics. We are also required to review our conservation areas on a regular basis to make sure they cover the appropriate areas.
8.11 There are seven conservation areas in Stevenage of which five lie wholly or partially within the area covered by this document. They are shown on the proposals map. They are:
Broadwater (Marymead) Old Town(3) Rectory Lane and St Nicholas(4) Shephall Green Symonds Green
8.12 There are a number of listed buildings located within Stevenage, the majority of which lie outside the area covered by this document in the Old Town. However, as the town grows and ages there is the potential for more modern buildings to be listed. Details of listed buildings are available via the Heritage Gateway website at www.heritagegateway.org.uk.
Marymead and Shephall Green conservation areas
8.13 Legislation already exists that controls development within conservation areas or the setting of listed buildings. The Council has a duty to protect areas or buildings with special architectural or historic interest and we will look to protect the setting of listed buildings and conservation areas in line with this national guidance.
2 Planning Policy Guidance 15: Planning and the Historic Environment (PPG15) 3 part of Conservation Area lies outside of the area covered by this document within the Old Town Area Action Plan. 4 part of Conservation Area lies outside of the area covered by this document within SNAP. Delivery
9 Delivery
9.1 Government guidance says that we must show how our plans will be delivered, how we will change our plan or policies if things change and explain how we will measure their effects (1).
9.2 This section of the document explains how we will make sure that the sites in this document are developed or protected in accordance with our policies (implementation) and how we will measure whether or not this is happening (monitoring). It explains the steps we will take to ensure the plan is delivered, any alternatives that we will consider if circumstances change, and how we will monitor the plan’s progress.
9.3 The Government has published a list of indicators that we must report on every year. These are reported in our annual monitoring reports. Many of these can be used to measure whether the policies in this document are working as intended. We will also identify local indicators where we think it is important to gather more information.
9.4 The full list of indicators we will use to monitor our plans is set out in the Core Strategy.
A town that grows sustainably
9.5 One of the main purposes of this document is to find sites that can provide new housing. We have identified 26 sites that we think can deliver more than 1,700 homes over the lifetime of this document.
9.6 Compared to many towns, a lot of land in Stevenage is in public ownership. This means that it is owned by organisations such as the Borough Council and Hertfordshire County Council. This can make it easier for us to make sure that these sites come forward for development as many of the sites we have suggested are owned by us, or other organisations we work closely with.
9.7 We will deliver the housing sites identified in Policy SSP01 by:
Making sure that departments in the Council work together to make the best use of our land. This includes the programme to redevelop a number of the neighbourhood centres to provide more housing (see A town that is prosperous for more details); Assisting Hertfordshire County Council, particularly with its Building Schools for the Future programme. The implementation of this programme will see several large sites become available for housing later in the plan period (see A town of opportunities and communities for more details); Talking to other public organisations, such as the Homes and Communities Agency, to encourage them to bring forward appropriate sites in their ownership for development; and Negotiating with private landowners to secure timely development.
9.8 Where requested, we will hold pre-application discussions with the landowner on all of these sites to make sure that any important issues are identified at an early stage.
9.9 We will monitor whether or not we are on track to meet our target by reporting on the following each year in our annual monitoring report:
The number of new homes that have been built in the area covered by this plan;
1 PPS12 Delivery
How many new homes have been given planning permission but have not yet been built; and Whether there is enough land available to keep delivering new homes for at least the next five years.
9.10 This plan identifies enough ‘deliverable’ sites to provide housing until the year 2016. Enough homes have been identified on ‘developable’ sites to meet the Core Strategy target to 2021. These sites have been split into phasing periods. We will grant planning permission where sites come forwards in the time period specified. The trajectory below shows the anticipated rate of housing delivery for this plan.
9.11 However, there are also risks that may require us to re-evaluate our housing allocations. Situations where this may occur include:
Economic conditions outside of our control, such as the current recession which means that it is more difficult for developers to build and sell new homes; or An increased or reduced housing target for this document in the Core Strategy, as a result of a revised housing target for the Borough being set through the East of England Plan (or its successor).
9.12 We will take the following sequential steps (insofar as they are relevant to any given situation) to respond to any change in circumstances:
Consider whether existing sites and supply are sufficient to meet any revised target; Consider whether any outstanding allocations should be delayed to a later phasing period to prevent an oversupply of housing; Allow sites that we have said shouldn’t be developed until a later period to be brought forwards for development; Review development across all plan areas to assess progress against the borough-wide housing target; Review our evidence base to try and find further sites; Use our findings to bring new sites into the supply of ‘deliverable’ sites to ensure continued housing provision for the next five years measured on a Borough-wide basis. This will be done either: through the Annual Monitoring Report where only a limited number of smaller new sites are required for future development and / or have been identified in this plan area; or through a review of this plan where a large number of new sites (or a smaller number of large, or strategic sites) are required for future development and / or have been identified in this plan area. Consider using our compulsory purchase order powers to ensure that suitable sites are brought forward in a timely manner.
9.13 We have identified five of the New Town neighbourhoods as a broad location where we will provide housing in the period after 2021. The successful regeneration of the Stoneyhall Estate was delivered through strong partnership working. We will use a similar approach to help us identify specific schemes, and therefore sites, which can be brought into our land supply later in the plan period.
9.14 All of the above steps will be subject to the infrastructure considerations and constraints set out in the Core Strategy. Delivery
Site Specific Policies DPD housing trajectory Delivery
9.15 The Secretary of State issued a 'minded to grant' decision on an application to build 3,600 new homes in a new neighbourhood west of Stevenage in 2005. This includes a proposed access route through Meadway. If permitted and implemented, this route would be wholly developer funded. Should the current scheme not proceed for any reason, it remains our intention that this route (or a close variation of it) would be used to access the new neighbourhood. This would form part of any development proposal and similarly be developer funded. This access is included in our list of key infrastructure in Core Strategy Policy CS05.
A town that is prosperous
Jobs and skills
9.16 We have not set a specific jobs target for this plan.
9.17 We have not identified any specific policies or sites to support the development of new skills. This is because all the new education development that we currently know about in the area covered by this plan will occur on existing sites under the Building Schools for the Future programme. These applications will be considered and decided by Hertfordshire County Council.
9.18 We will continue to support Hertfordshire County Council in its role as the local authority responsible for education in Stevenage.
9.19 Any unforeseen applications for education in this plan area will be assessed against our Core Strategy and Development Management Policies.
Employment
9.20 This document identifies Pin Green as an Employment Area and states that most B-class uses (with the exception of offices) will be granted planning permission. This site is already fully developed for business use and has a high level of occupancy. As a result, no specific measures are needed to bring forward sites for development.
9.21 We will continue to promote Stevenage as a good location for companies to do business. We will continue to engage with businesses through the Pin Green Business Partnership and other relevant forums.
9.22 Where sites within Pin Green become available for redevelopment, we will hold pre-application discussions where these are requested by the landowner.
9.23 Applications for employment uses in Pin Green will be considered on a site-by-site basis. Proposals that will result in a net increase in jobs will, inter-alia, be permitted while proposals likely to result in a net decrease in jobs will be refused. This approach will be subject to the suitability of any given site for the proposed use when considered against the requirements of Policy SSP03 and other relevant considerations.
9.24 We will monitor Policy SSP04 by reporting the following information in our annual monitoring reports:
The amount of employment development that has happened in Pin Green; and Whether any employment sites have been redeveloped for other uses. Delivery
9.25 We do not think that we need to identify any alternative approaches to this issue as the Pin Green employment site already exists and is occupied. All new employment allocations and major employment developments that we know of are planned to occur outside this area.
Retail
9.26 Policy SSP05 identifies eight local centres and ten neighbourhood centres where local shopping and community facilities should be provided. As explained above, many of these sites are owned by the Council and we are currently developing a programme to improve a number of the sites.
9.27 The Council has identified the neighbourhood centre at Archer Road and the local centre The Oval as the first two centres to be regenerated under this programme . Our evidence shows that these sites have the highest ‘score’ in terms of their need for regeneration and the potential to add value. This latter point is critical for the long-term success of the programme in which it is proposed to ‘ring-fence’ receipts to re-invest in those centres that will generate lower (or nil) additional value in their own right.
9.28 Work is ongoing to identify a complete intervention and investment programme which will set out the order in which centres should be regenerated. This will take the form of two programmes running in parallel, with one showing those centres which require major intervention and the other showing those which require only public realm works.
9.29 Although this programme is yet to be finalised, the site phasing in Policy SSP01 provides an indication of the likely progress of the larger sites. Subject to other relevant criteria, the early progression of any of these sites would satisfy the “overriding benefits” exception test set out in this policy.
9.30 Funding has been secured from the Government to assist with the development and delivery of this programme. It is intended to raise further funding from development partners, grant funding and / or ring fenced receipts as appropriate.
9.31 As such, we will deliver the requirements of Policy SSP05 (and, by extension the relevant elements of Policy SSP01) by:
Continuing to develop and implement the Neighbourhood Centres Investment & Renewal Programme. This project is being led by our Regeneration team and will result in new and / or refurbished facilities being provided in a number of centres; and Applying for funding from relevant sources, including Government, to help to deliver the renewal programme; Identifying and working alongside private development partners where this is considered the most appropriate approach. We will hope to procure development partners for the schemes at Archer Road and The Oval in the first half of 2010.
9.32 In addition to these measures, we will provide pre-application advice where requested on these schemes and smaller-scale proposals such as proposed changes of use.
9.33 The criteria in Policy SSP05 provide a sound basis for judging proposals to change the use of units within the local and neighbourhood centres. However, we also recognise that competition from alternative centres and facilities may over the course of time leave some units vacant or unneeded. The exception criteria will be used to ensure that we maintain a vibrant feel to each of the local and neighbourhood centres. Delivery
9.34 We will make sure that our policy is working by monitoring the following indicators in our annual reports:
Completed retail, office and leisure floorspace; % of ground-floor units in local and neighbourhood centres in A1 (shops) use; and Progress in developing and implementing the neighbourhood centre regeneration programme (qualitative reporting)
A town of opportunities and communities
9.35 Policies SSP06 and SSP07 identify sites for future healthcare and leisure development respectively.
9.36 The BSF programme will meet much of the town’s future health and leisure development needs through the phased redevelopment of its existing school sites.
9.37 The redevelopment, refurbishment and expansion of the Marriotts and Nobel Schools are the first phase of schools to be developed. Outline planning consent was granted for the development proposals on these sites in autumn 2008. The County Council’s outline business case was approved by Government in March 2009 and funds allocated. A competitive bidding programme is underway to identify a delivery partner.
9.38 The table below sets out the timetable for the implementation of the BSF programme. This provides an indication of when we can expect to deliver the sites and facilities identified in Policies SSP06 and SSP07 (and, by extension, the three school sites allocated for housing in Policy SSP01).
School Proposals Estimated start date
The Nobel School Remodelled, extended and refurbished. Outline 2011 planning permission has been granted.
Marriotts and Lonsdale New buildings for Marriotts and Lonsdale, School co-located on the Marriotts site. Outline planning 2011 permission has been granted.
John Henry Newman Remodelled, extended and refurbished. 2012 RC School
The Heathcote School Closure of the school. 2012
Barnwell and Greenside Remodelled, extended, refurbished and 2012/13 School co-located.
The Barclay School Remodelled, extended and refurbished. 2012/13
The Valley School Re-located to the existing Barnwell School site 2013/14 into newly refurbished accommodation.
Education Support Re-located to the existing Barnwell East Campus 2013/14 Centre into newly refurbished accommodation.
Building Schools for the Future programme Delivery
9.39 The PCT have already begun a programme looking at how they will provide services in the future(2). We will continue to work with the PCT so that they are in a position to deliver a new facility on the Heathcote School site when it closes in 2012.
9.40 As explained before, the County Council will decide all applications for operational development ~ that is development that is directly associated with its role as education provider. This includes sports provision that is required by the school.
9.41 We are responsible for making public leisure provision in the town. We expect that many of the town’s future leisure needs will be met through the BSF programme by allowing the public to access (new) school facilities when they are not being used by students.
9.42 However, some sports provision, such as swimming pools cannot be funded through BSF. Our Core Strategy explains that we will soon need to decide how to replace major facilities that are currently in the town centre. One option might be to locate (some of) these uses on school sites. We would decide any applications for these sorts of uses.
9.43 To make sure that we deliver the future requirements for health, social, community and leisure uses we will:
Continue to assist Hertfordshire County Council in developing their Building Schools for the Future programme; Engage with the Primary Care Trust (PCT) to help meet the town’s future needs in terms of healthcare provision; Make sure that departments within the Council work together to provide enough opportunities for leisure in the new town neighbourhoods.
9.44 If there are any changes to the BSF programme, the PCT’s planned distribution of healthcare or any other identified leisure, social or community need, we will work with relevant parties to try and accommodate these.
9.45 Within the area covered by this plan, priority will be given to the sites allocated through policies SSP05, SSP06 and SSP07 where any new development need is identified for health, social, community and leisure uses (Use Classes D1 and D2). We consider that Core Strategy Policies CS10, and CS11 and Development Management Policies DM09 and DM12 provide sufficient basis for decision-making on unallocated sites.
9.46 A review of policies SSP06 and / or SSP07 will only be considered where it becomes apparent that new strategic designations are required to accommodate a change in future requirements. This includes situations where the strategic review of an existing, conflicting designation such as Principal Open Space or Green Belt would be required to accommodate new development.
A town that is clean and green
9.47 Our natural environment policies cover a wide range of issues including wildlife sites and open spaces. These policies mainly relate to existing natural features so we do not need to take any specific measures to deliver or significantly change them.
2 Planning for Growth, Stevenage Locality Cluster Group (2009) Delivery
9.48 We are currently writing an Open Space Strategy. This builds on the findings of our evidence base and will set out how we will manage the open spaces in the Borough, including the Principal Open Spaces identified in Section 7(3). We consulted on a draft in 2009 and hope to finish the Strategy in 2010.
9.49 Our evidence base says that we should try and use some of our recreation grounds to provide park facilities. We will work with our Parks and Amenities team to make sure that this happens.
9.50 To make sure that we are giving other sites the correct level of protection we will:
Maintain dialogue with the Herts and Middlesex Wildlife Trust and Hertfordshire Biological Records Centre to keep our information on important wildlife sites up to date. Consult with the above bodies and the County Council where development proposals might affect designated wildlife sites or public rights of way.
9.51 To monitor these policies we will develop an indicator for our annual monitoring reports which looks at open spaces. We will also collect information on the number and area of wildlife sites. A review of the effectiveness of these policies will be required where monitoring shows year-on-year deterioration in the number and / or area of designated sites and areas.
9.52 The Stevenage Paths Project is an initiative which was first promoted by the North Herts Group of the Ramblers Association (NHRG) at the examination into the East of England Plan. The Stevenage Outer Orbital Path (STOOP) was opened in 2008 with the assistance of the County Council. This is a 27-mile route on land wholly outside the Borough.
9.53 The second stage in this project is the delivery of the 'Green Way', an inner loop much of which lies in the area covered by this document. Much of this route follows the ancient lanes which are also protected in this document.
9.54 We have already worked with NHRG to fund and improve the route at Dene Lane. We will continue to work together to identify and deliver small-scale, low maintenance improvements to the rest of the route. Where appropriate, this will be funded by developments close by or adjacent to the route.
A town to be proud of
9.55 This document identifies areas of archaeological importance where special efforts should be made to preserve, record and / or protect any artefacts of historical importance.
9.56 We will continue to work with Hertfordshire County Council’s Historic Environment Unit to ensure that an appropriate level of survey, recording and preservation is carried out on sites of archaeological significance. We will also ensure that new sites and finds are recorded appropriately.
3 Open Space, Recreation and Sport Study (PMP, 2006) Glossary
1 Glossary
Our planning documents contain some technical terms that you may not understand. This appendix explains some of the words used in this document.
A term that is written in italics mean that an explanation for a word or phrase is also provide in the glossary.
2004 Planning Act: This is the law which says how we must write planning policy documents. It says authorities must replace local plans with local development frameworks. It also brought in regional spatial strategies to replace structure plans. Its full name is the Planning and Compulsory Purchase Act 2004.
Acronym: An acronym is a short form of a longer word or title. It is often formed by taking the first letter from each word. Using LDF in place of Local Development Framework is an example.
Adopted / Adoption: This is the final stage of producing a Development Plan Document. Once a plan has been to examination and changed in line with the Inspectors report, it will be adopted. It can then be used to decide planning applications.
Annual Monitoring Report (AMR): We have to write an Annual Monitoring Report every year and send it to the Government. It measures what progress we have made on our Local Development Framework. It also monitors important indicators, such as the number of new houses built. We use the AMR to tell us if the policies in our plans are working.
Appropriate Assessment: This is a special type of environmental assessment. It says if a plan is likely to cause harm to certain types of wildlife sites known as European Sites. European Law says that all Local Development Frameworks should be subject to an Appropriate Assessment.
Area Action Plan (AAP): An Area Action Plan is a special type of Development Plan Document. It sets policies for an area where we expect significant changes. It can also be prepared for an area where we want to preserve important features. Area Action Plans form part of the Local Development Framework.
Biodiversity: The variety of life in all its forms.
Brownfield (previously developed) land: Land that has already been developed for another use. This term is often used when we are talking about housing development. The Government says we should set a target for the amount of new homes that we will build on brownfield sites. The national target is 60%. A full definition is in Annex B of Planning Policy Statement 3. This is the Government’s planning guidance on housing.
Comparison retail floorspace: Comparison retail refers to items that we do not buy regularly. It includes things like clothes and shoes. It also includes household goods such as televisions. A full definition is in Annex A to Planning Policy Statement 6. This is the Government’s planning guidance on town centres. See also: Convenience retail floorspace.
Conformity: Our planning documents should help to achieve the policies and targets in national and regional plans. This is known as conformity. Our documents should be in ‘general conformity’ with the Regional Spatial Strategy. All of our plan documents should be in conformity with the Core Strategy. Conformity is tested at the submission and examination stages of a plan document. Glossary
Conservation Area: Conservation Areas are areas of particular architectural or historical interest. They are areas which we want to preserve and enhance. A Conservation Area might contain a number of old buildings or features. There are currently seven Conservation Areas in Stevenage. This includes the Old Town High Street.
Convenience retail floorspace: Convenience retailing refers to essential, everyday items. This includes foods, drinks, newspapers/magazines and confectionery. A full definition is in Table 3 of Annex A to Planning Policy Statement 6. This is the Government’s planning guidance on town centres. See also: Comparison retail floorspace.
Core Strategy: The Core Strategy is a Development Plan Document (DPD). It is the most important document in the Local Development Framework. It sets out the main elements of the planning framework for the area of the Local Planning Authority. It contains the spatial vision and strategic objectives for the area. It also includes the core policies and a monitoring and implementation framework. Once adopted, all of the other DPDs must be in conformity with it.
Daneshill House: The headquarters of the Council. Daneshill House is located on Danestrete in Stevenage town centre. It is opposite the bus station and a few minutes walk from the train station.
Development Plan: The Development Plan is those documents that must be considered when deciding applications. The law says that we must decide applications against policies in the development plan unless we have other information that suggests otherwise. The Development Plan is made up of the Local Development Framework and the Regional Spatial Strategy. Before the 2004 planning act, the Development Plan was made up of the Local Plan and Structure Plan. This term should not be confused with Development Plan Documents.
Development Plan Documents (DPD): Development Plan Documents form part of the Local Development Framework. They contain planning policies for an area. Once adopted, these documents become part of the Development Plan. Development Plan Documents must be subjected to consultation and independent examination before being adopted.
District Plan / District Plan 2nd Review (SDP2R): See ‘Local Plan’.
East of England Development Agency (EEDA): EEDA is the regional economic development agency for the East of England region. It is sponsored by the Government and was set up in April 1999. EEDA promotes the benefits of investing in the East of England. Its work includes:
Economic development and social & physical regeneration Business support, investment and competitiveness Skills and employment Sustainable development and high-quality environment Creating a public profile for the region
East of England Plan (EoEP): See Regional Spatial Strategy.
East of England region: The East of England contains the counties of Hertfordshire, Bedfordshire, Cambridgeshire and Essex. When we talk about regional matters, this is the area we are referring to. Stevenage is part of the East of England region.
East of England Regional Assembly (EERA): EERA is the organisation that is responsible for producing the draft Regional Spatial Strategy. EERA includes representatives of all 54 councils in the region together with a wide range of other public and private sector stakeholders. More information about EERA is available on their website: www.eera.gov.uk. Glossary
Environmental assessment: Any of the reports that we have to write by law to show how our plans will affect the environment. This includes Appropriate Assessment, Strategic Environmental Assessment and Sustainability Appraisal.
Examination: All of our Development Plan Documents must be sent to the Government for independent examination to find out they are sound. An inspector will consider all of the written representations that have been made about the plan. The inspector may invite certain groups or individuals to give further evidence. After the examination, the inspector will write a report. We have to change the plan as he or she tells us. It is this version of the plan that will be adopted. Further information can be found in Planning Policy Statement 12. This is the Government’s guidance on Local Development Frameworks.
FAQs: Frequently Asked Questions. These are the questions that provide the most useful information for readers. We write the introduction of each planning document in a FAQ style.
Government (role of, in development plans): The Government set the laws and write guidance that we have to follow when we prepare our plans. We are required by the Government to write certain documents, such as the Annual Monitoring Report and Local Development Scheme. The Government also produces the final version of the Regional Spatial Strategy and stops plans that are unsatisfactory.
Green Belt: Green Belts are one of the oldest and best known planning designations. They are designed to prevent towns from sprawling across open countryside. They also stop towns, cities and villages from joining up with one another. The most important feature of any Green Belt is its openness. Stevenage is surrounded by the Metropolitan Green Belt which is designed to prevent the sprawl of Greater London. More information can be found in Planning Policy Guidance note 2. This is the Government’s guidance on Green Belts.
Greenfield: Any piece of land which has not been developed. Greenfield is the opposite of brownfield land. This term should not be confused with Green Belt as it also includes undeveloped land within a town, such as an open space.
Key Issues stage of DPD: Key issues are the most important things that a plan has to deal with. Key Issues was the first stage of consultation for Development Plan Documents. It set out the main challenges for a planning document and the options for dealing with them. In 2008, the Government changed the rules that say how a DPD must be produced. The Key Issues stage of the DPD has now been replaced by Regulation 25 Consultation.
Listed Building: The Government keeps a list of buildings of special architectural or historic interest. The older a building is, the more likely it is to be listed. Once a building is listed, a special type of planning permission in needed to make any changes to it. This is called Listed Building Consent. It is against the law to make changes without this. There are more than 150 Listed Buildings in Stevenage. More information can be found in Planning Policy Guidance note 15. This is the Government’s guidance on historic buildings.
Local Development Documents (LDD): This is the collective term for Development Plan Documents and Supplementary Planning Documents.
Local Development Framework (LDF): The Local Development Framework is the set of planning documents produced by local authorities. The 2004 Planning Act said we must write a LDF to replace our Local Plan. The LDF includes the following:
Local Development Scheme; Glossary
Local Development Documents; Statement of Community Involvement; and The Annual Monitoring Report.
Local Development Scheme (LDS): This document sets out a timetable for preparing Development Plan Documents. It also says which policies in the Local Plan are being replaced and the document in which the replacement policy will be written. The LDS is part of the Local Development Framework.
Local Plan: Local Plans are the documents written under the old planning system. All the policies for an area were contained in a single plan. They are now being replaced by Local Development Frameworks. Stevenage’s Local Plan is called the Stevenage District Plan Second Review (SDP2R). It was adopted in December 2004. It was automatically ‘saved’ on the date of its adoption. This meant that we could use its policies to decide planning applications. Approximately one-third of the local plan policies were deleted on December 8th 2007 and are no longer used to decide planning applications.
Local Planning Authority (LPA): A local authority has a legal duty to prepare planning documents and decide planning applications. District and Borough Councils have planning powers for all development except minerals and waste. County Councils have planning powers for minerals and waste within their areas. A unitary authority combines the role of a district and county council. It has all the planning powers in its area. There are no unitary authorities in Hertfordshire.
Major development: The definition of major development used for our Local Development Framework policies is the same as in Government regulations (1). It includes:
Residential development of 10 or more dwellings or having a site area greater than 0.5 hectares where the number of dwellings is not known; A building or buildings creating 1,000m2 or more of floorspace; Development on a site area of 1 hectare or more; or Various mineral, waste or highway developments.
New neighbourhood: A large-scale development next to the edge of an existing town. A planned new neighbourhood should make use of existing infrastructure and provide good access to public transport, jobs, schools, shopping and leisure facilities. Some new neighbourhoods can be large enough to make their own provision for the facilities listed above. The planned development at Stevenage West is an example. New neighbourhoods means the same as the "sustainable urban extensions" that are referred to in the Regional Spatial Strategy.
Planning Policy Guidance notes (PPGs): Planning Policy Guidance notes are Government planning policy written before 2004. There are PPGs on subjects including the Green Belt (PPG2) and open space (PPG17). PPGs are now being replaced by Planning Policy Statements.
Planning Policy Statements (PPSs): PPSs are statements are Government planning policy written since 2004. There are PPSs on subjects including housing (PPS3) and town centres (PPS6). Planning Policy Statements are slowly replacing Planning Policy Guidance notes.
1 The Town & Country Planning (General Development Procedure) (Amendment) (England) Order 2006 Glossary
Preferred options plan: Preferred Options was the second stage of public consultation on Development Plan Documents (DPDs). It took the results from Key Issues and said how a Council was going to deal with them. Preferred Options has now been replaced by Regulation 25. However, documents which had been through Preferred Options before the rules were changed in 2008 can carry on to the Pre-Submission stage.
Pre-Submission: This is the last stage of consultation on a Development Plan Document (DPD) before submission and examination. The Council writes what it thinks should be the final version of the DPD. They must make it available for consultation for at least six weeks. It should be accompanied by a Sustainability Appraisal and a draft proposals map.
Previously developed land: See ‘brownfield land’.
Proposals map: The proposals map shows all policies that are linked to a certain site or sites. This might include land which is allocated for housing development or the Green Belt. The proposals map must be updated each time a Development Plan Document (DPD) is adopted. A draft proposals map should be produced at Pre-Submission stage. This shows how the proposals map would change if the DPD was adopted.
Regional Spatial Strategy (RSS): The RSS is the plan for the East of England region. It says how many homes must be built in each district and where development should be concentrated. It also includes policies on subjects such as design, transport and employment. The RSS is part of the Development Plan for Stevenage and has taken over the role of Structure Plans.
Regulation 25 Consultation: Regulation 25 is the rule that says we must consult with the public when writing plans. It is up to each authority to decide what to consult on, how long to consult for, and how many times to hold consultation. Regulation 25 replaced the old Key Issues and Preferred Options stages of consultation.
Statement of Community Involvement (SCI): The Statement of Community Involvement is part of the Local Development Framework. It says how we will involve the public when we write our plans or decide major planning applications.
Strategic Environmental Assessment (SEA): This is required under European law. We have to test our Development Plan Documents to make sure we understand the environmental effect they will have. SEA is undertaken at the same time as Sustainability Appraisal.
Structure Plan: Structure Plans were written under the old planning system (pre-2004) by county councils. They considered issues such as the number of homes to be built in each authority. Hertfordshire’s Structure Plan has now been replaced by the Regional Spatial Strategy.
Submission plan: This is the version of a Development Plan Document that is sent to the Government for examination. It will include any final changes that are made after Pre-Submission consultation.
Supplementary Planning Documents (SPD): Supplementary Planning Documents provide more details on policies contained in DPDs or saved Local Plans. The community will be involved in their preparation, but there is no examination of the document.
Supplementary Planning Guidance (SPG): Supplementary Planning Guidance was written under the old planning system to explain policies in the local plan. We can no longer produce SPG but we can continue to use it if it relates to saved local plan policies. Glossary
Sustainability Appraisal (SA): An assessment of environmental, economic and social effects of a Development Plan Document. SA should improve the ‘performance’ of a plan. It is carried out at the same time as Strategic Environmental Assessment. Sustainability Appraisal is also used as a single term to explain these two processes.
Sustainable development: Meeting the needs of today’s society without harming the prospects of future generations. One of the Government’s key aims for the town planning process is that it should deliver sustainable development.
Typologies (open space): Typologies are sub-categories of matters, such as retailing or open space. The Borough Council’s open spaces study uses a number of grouping or typologies of open space. This includes parks, outdoor sports facilities and children’s play areas.
Use Class / Use Classes Order: All uses of land have a use class. It is a way of putting development into categories. Shops, for example, are Class A1 while offices are Class B1(a). The Use Classes Order is the piece of legislation which tells us what uses fall into each class. Use classes are a useful way of directing certain types of development to certain locations. Deleted District Plan Policies
2 Deleted District Plan Policies
Once adopted, the plans in the Local Development Framework will be used to determine applications for planning permission.
The schedule below is taken from our adopted Local Development Scheme and indicates how, where and when [if at all] policies contained within the saved Stevenage District Plan Second Review (2004) will be replaced. Those policies which were not saved by the Secretary of State in December 2007 do not appear in the schedule.
Chapter/Policy Future of DPD Adoption Date Policy
TOWN WIDE TW1: Sustainable development To be replaced Core Strategy April-2011 TW2: Structural open space To be replaced Core Strategy April-2011 TW4: New Neighbourhood Centres To be replaced Core Strategy April-2011 TW6: Green Belt To be replaced Core Strategy April-2011 TW7: Local Rural Areas To be deleted TW8: Environmental Safeguards To be deleted April-2011 TW9: Quality in design To be replaced Core Strategy April-2011 TW10: Crime prevention To be replaced Core Strategy April-2011 TW11: Planning requirements To be replaced Core Strategy April-2011 HOUSING H2: Strategic housing allocation - To be replaced Core Strategy April-2011 Stevenage West H3: New housing allocations To be split SSP/AAPs May / Sep-2012 H6: Loss of residential To be replaced Generic DM policies April-2011 accommodation H7: Assessment of windfall To be replaced Core Strategy April-2011 residential sites H8: Density of residential To be replaced Core Strategy April-2011 development H12: Special Needs To be replaced Generic DM policies April-2011 Accommodation H14: Benefits of affordability To be replaced Generic DM policies April-2011 EMPLOYMENT E2: Employment Areas To be split SSP/AAPs May / Sep-2012 Deleted District Plan Policies
Chapter/Policy Future of DPD Adoption Date Policy E3: Strategic Employment Sites To be replaced Core Strategy April-2011 E4: Employment Sites To be replaced Core Strategy April-2011 E5: Acceptable uses in To be split SSP/AAPs May / Sep-2012 Employment Areas E6: Retail and leisure in To be split SSP/AAPs May / Sep-2012 Employment Areas E7: Unit sizes within Employment To be replaced Core Strategy April-2011 Areas E9: Building design for business To be replaced Core Strategy April-2011 uses TRANSPORT T6: Design Standards To be replaced Core Strategy April-2011 T8: Integration of transport modes To be replaced Town Centre AAP May-2012 T11: Rail freight provision To be replaced Core Strategy April-2011 T12: Bus provision To be replaced Core Strategy April-2011 T13: Cycleways To be replaced Core Strategy April-2011 T14: Pedestrians To be replaced Core Strategy April-2011 T15: Car Parking Strategy To be replaced Core Strategy April-2011 T16: Loss of residential car parking To be replaced Generic DM policies April-2011 TOWN CENTRE AND RETAILING TR1: Town centre To be replaced Core Strategy April-2011 TR3: Retail frontages To be replaced Town Centre AAP May-2012 TR4: Loss of retail floor space To be replaced Town Centre AAP May-2012 TR7: Loss of office accommodation To be replaced Town Centre AAP May-2012 TR8: Protection of leisure, social To be replaced Town Centre AAP May-2012 and community uses TR9: Town centre car parking To be replaced Town Centre AAP May-2012 TR10: Railway station parking To be replaced Town Centre AAP May-2012 TR11: Replacement residential To be replaced Town Centre AAP May-2012 accommodation TR14: New Neighbourhood To be replaced Core Strategy April-2011 Centres TR15: New free standing shops To be replaced Generic DM policies April-2011 Deleted District Plan Policies
Chapter/Policy Future of DPD Adoption Date Policy ENVIRONMENT EN10: Green Links To be replaced Core Strategy April-2011 EN11: Provision of new and To be replaced Core Strategy April-2011 extended Green Links EN12: Loss of woodland To be replaced Generic DM policies April-2011 EN13: Trees in new developments To be replaced Generic DM policies April-2011 EN15: Ancient Lanes and To be replaced Generic DM policies April-2011 associated hedgerows EN16: Countryside Heritage Site To be replaced Site Specific Policies Jul-2011 EN17: Wildlife sites and RIGS To be split SSP/AAPs May / Sep-2012 EN18: Natural habitats in adjoining To be replaced Core Strategy April-2011 Local Authorities EN21: Other sites of nature To be replaced Core Strategy April-2011 conservation importance EN27: Noise pollution To be replaced Generic DM policies April-2011 EN28: Aircraft noise To be replaced Generic DM policies April-2011 EN29: Light pollution To be replaced Generic DM policies April-2011 EN31: Hazardous installations To be replaced Generic DM policies April-2011 EN32: River corridors and water To be replaced Generic DM policies April-2011 meadows EN36: Water conservation To be replaced Generic DM policies April-2011 EN37: Telecommunication To be replaced Generic DM policies April-2011 equipment developments EN38: Energy conservation and To be replaced Generic DM policies April-2011 supply LEISURE AND RECREATION L1: Leisure facilities in the town To be replaced Town Centre AAP May 2012 centre L2: Leisure facilities outside the To be replaced Core Strategy April-2011 town centre L3: Stevenage Leisure Park To be replaced Gunnels Wood AAP May 2012 L4: Loss or reduction of existing To be replaced Generic DM policies April-2011 leisure facilities Deleted District Plan Policies
Chapter/Policy Future of DPD Adoption Date Policy L5: Modernisation, etc... of leisure To be replaced Generic DM policies April-2011 facilities L6: Leisure facilities in To be replaced Generic DM policies April-2011 Neighbourhood Centres L9: Play centres To be replaced Generic DM policies April-2011 L10: Principal open spaces April-2011/ May / To be split CS/SSP/AAPs Sep-2012 L11: Fairlands Valley Park To be replaced Site Specific Policies May-2012 L12: Loss of playing fields etc… To be replaced Core Strategy April-2011 L13: Redundant school playing To be replaced Core Strategy April-2011 fields L14: Children's play space To be replaced Generic DM policies April-2011 L15: Outdoor sports provision in To be replaced Generic DM policies April-2011 residential L16: Children's play space To be replaced Generic DM policies April-2011 provision in residential L17: Informal open space provision To be replaced Generic DM policies April-2011 in residential L18: Open space maintenance To be replaced Generic DM policies April-2011 L19: Loss of allotments To be replaced Core Strategy April-2011 L20: New allotment provision To be replaced Generic DM policies April-2011 L23: Horse and pony route To be replaced Generic DM policies April-2011 L26: Guest houses To be replaced Generic DM policies April-2011 SOCIAL AND COMMUNITY FACILITIES SC1: Retention of facilities To be replaced Core Strategy Apr-2011 SC4: Social, community and leisure To be replaced Site Specific Policies May-2012 sites SC5: Provision in new To be replaced Core Strategy Apr-2011 developments SC6: Care in the Community To be replaced Generic DM policies April-2011 SC9: Redundant school buildings To be replaced Generic DM policies April-2011 SC10: Travellers site To be replaced SNAP Sep-2012 SC11: Cemetery extension at To be replaced SNAP Sep-2012 Weston Road Deleted District Plan Policies
Chapter/Policy Future of DPD Adoption Date Policy SC13: Provision in major new To be replaced Core Strategy Apr-2011 developments SC14: Nursing homes and To be replaced Generic DM policies April-2011 residential homes SC15: Development at the Lister To be replaced SNAP Sep-2012 Hospital OLD TOWN OT4: New developments in the To be replaced Old Town AAP Sept-2012 High Street OT5: Primary Shopping Frontage To be replaced Old Town AAP Sept-2012 OT6: Secondary Shopping To be replaced Old Town AAP Sept-2012 Frontages OT9: Advertisements To be replaced Old Town AAP Sept-2012 OT11: Access onto Primett Road To be replaced Old Town AAP Sept-2012 and Church Lane OT14: Primett Road car parks To be replaced Old Town AAP Sept-2012 NEIGHBOURHOOD CENTRES NC1: Large Neighbourhood To be replaced Site Specific Policies May-2012 Centres NC2: Small Neighbourhood To be replaced Site Specific Policies May-2012 Centres NC6: Redevelopment of the To be replaced Core Strategy Apr-2011 Neighbourhood Centres STEVENAGE WEST SW1: Development area To be replaced SNAP Sept-2012 SW2: Master Plan To be replaced SNAP Sept-2012 SW3: Planning requirements To be replaced SNAP Sept-2012 SW4: Design guidance To be replaced SNAP Sept-2012 SW5: Transport principles To be replaced SNAP Sept-2012 SW6: Improvements to transport To be replaced SNAP Sept-2012 infrastructure SW7: Potential use of existing To be replaced SNAP Sept-2012 A1(M) crossings SW8: Development along access To be replaced SNAP Sept-2012 corridors Deleted District Plan Policies
Chapter/Policy Future of DPD Adoption Date Policy SW10: Loss of employment land To be replaced SNAP Sept-2012 SW11: Natural and historic To be replaced SNAP Sept-2012 environment SW12: Employment land To be replaced SNAP Sept-2012 SW13: Managed small business To be replaced SNAP Sept-2012 units SW14: Retail provision To be replaced SNAP Sept-2012 SW15: Outdoor sports facility To be replaced SNAP Sept-2012 provision SW16: Major leisure facilities To be replaced SNAP Sept-2012 SW17: Allotment provision To be replaced SNAP Sept-2012 SW20: Surgeries and clinics To be replaced SNAP Sept-2012 SW21: Emergency services To be replaced SNAP Sept-2012 SW22: Cemetery provision To be replaced SNAP Sept-2012
Schedule of saved policies in the Stevenage District Plan Second Review Site Specific Policies Pre-Submission