Cabinet 19 October 2011: SAMDev Plan: Appendix A: Preferred Policy Directions
Appendix A:
Site Allocations and Management of Development (SAMDev) Plan:
Preferred Policy Directions Cabinet 19 October 2011: SAMDev Plan: Appendix A: Preferred Policy Directions
Draft National Planning Policy Framework (NPPF) The consultation on the NPPF has been widely reported in the national press and has stimulated a debate about the future role of planning. Consultation on the draft document closes on the 17th of October and a response has been submitted on the Council’s behalf. In light of the extent of the extent and nature of reported comments on the draft NPPF, we cannot be certain that it will not be subject to significant changes before it is adopted in its final form. In due course, planning documents in Shropshire will need to demonstrate that they are consistent with the adopted NPPF.
The proposed SAMDev policy directions set out below have been drafted to provide specific guidance to meet national policy requirements or are needed to provide more detailed guidance to supplement those already adopted in the Core Strategy. Whilst we are confident that the adopted Shropshire Core Strategy is in general conformity with the draft NPPF, officers are closely following current debate on, for example, policy for the historic environment, and the draft SAMDev policies may require adjustment before the Plan is finalised to reflect the final version of the NPPF when this becomes available at the end of 2011.
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MD1 – Scale and Distribution of Development
Proposed Policy Direction - Key Elements: Set out all of the settlements identified to date where development of a scale and type appropriate to their size, role and function may be permitted in accordance with Policies CS2, CS3 and CS4 – including named Community Hubs and Community Clusters, in addition to Shrewsbury and the Market Towns and Other Key Centres listed in the Core Strategy (see Tables 1 and 2 below); Set out proposed targets for housing development over the plan period, in phases where appropriate, for Shrewsbury and each Market Town and Other Key Centre, with existing housing commitments identified. Housing targets to be approximate in view of the need for some flexibility, recognising the uncertainty of timing of windfall development and exceptions site affordable housing schemes (see Table 1). Note that, for Shrewsbury, the housing target is set by Policy CS2 of the Core Strategy – approximately 6,500 additional dwellings between 2006- 2026; Explain that for sites for development in the named settlements will either be allocated for development and identified as such on the Proposals Map, or come forward on other suitable sites within the settlement, making reference to development boundaries where these are being drawn. Explain that windfall housing development within settlements may be in the form of infilling, conversions or groups of dwellings, with scale of development depending on settlement and site size, context and character.
Why we have chosen this Policy Direction Supplements Policies in the Core Strategy, particularly Policies CS1, CS2, CS3, CS4, CS10, CS13, CS14 and CS15 – a key policy for the implementation of the overall development strategy, including a community led approach to development in the rural areas; The listing of Community Hubs and Community Clusters, and the housing targets put forward, follow consultations with local communities and, in particular, Parish Councils, as well as having regard to the LDF evidence base; To provide clarity to communities, landowners, developers and infrastructure providers regarding the proposed scale and distribution of development, particularly housing development;
To provide a basis for Policy MD2 regarding the management of housing land and the allocation of housing sites;
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Table 1: Scale of Proposed Housing Growth in Market Towns and Key Centres Market Towns / Key No's of dwellings Centres Commits* Comps** Total Town/Parish Remaining to Council deliver to 2026 aspirations (aspiration less 2006-2026 Total) (1) (2) (1+2) Albrighton 103 25 128 200 72 Bishops Castle 37 44 81 100 19 Bridgnorth 237 409 646 800 154 Broseley 139 37 176 200 24 Church Stretton 106 97 203 200 0 Cleobury Mortimer 125 137 262 350 88 Craven Arms 110 72 182 500 318 Ellesmere 405 74 479 800 321 Highley 58 83 141 100 0 Ludlow 215 290 505 750 245 Market Drayton 249 291 540 1200 658 Much Wenlock 50 34 84 100 16 Oswestry 209 530 739 2500 1761 Minsterley / 24 90 114 200 86 Pontesbury Shifnal 197 188 385 800 415 Shrewsbury 1098 1167 2265 6500 4235 Wem 170 180 350 1000 650 Whitchurch 466 146 612 1000 388 Total 3998 3894 7892 17300 9450 1. Commits = Commitments (ie allocated sites and those with planning permission) at 01/04/2011 2. Comps = Housing Completions 2006 -2011
Table 2: Settlements Proposed as Hubs or Clusters (at 13/09/2011) Hubs 1. Adderley 2. Baschurch/Newtown/Prescot 3. Bayston Hill 4. Bomere Heath 5. Bucknell 6. Cheswardine 7. Chirbury 8. Clee Hill/The Knowle 9. Clun 10. Ditton Priors 11. Gobowen/Rhewl 12. Hinstock/Wood Lane 13. Hodnet/Hodnet Heath 14. Kinnerley 15. Knockin 16. Llanymynech
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Hubs 17. Lydbury North 18. Nesscliffe 19. Onibury 20. Pant/Pen-y-Coed 21. Ruyton XI Towns 22. Shawbury 23. St Martins/Ifton Heath 24. Whittington 25. Woore/Irelands Cross 26. Worthen/Brockton Clusters 1. Brompton, Marton, Middleton, Priest Weston, Stockton and Rorrington 2. Clunbury and Clungunford 3. Aston on Clun, Hopesay, Broome, Beambridge, Long Meadow End, Rowton, Round Oak and Horderley 4. Wentnor and Norbury 5. Dudleston and Street Dinas 6. Hindford, Babbinswood, and West Felton 7. Tetchill and Lee 8. Welsh Frankton, New Marton and Lower Frankton 9. Peplow, Marchamley and Wollerton 10. Moreton Say 11. Binweston, Leigh and Aston Rogers 12. Hope, Bentlawnt and Shelve 13. Snailbeach, Stiperstone and Pennerley 14. Llynclys, Brryn Melyn, Dolgoch, Llanyblodwell and Porthywaen 15. Selattyn, Hengoeds and Pant Glas 16. Bicton, Four Crosses area (part) and Montford Bridge (Montford Parish) 17. Dorrington, Stapleton and Condover 18. Grafton, Fitz, Mytton and Forton Heath 19. Hanwood and Hanwood Bank 20. Longden, Annscroft and Longden Common 21. Merrington, Old Woods and Walford Heath 22. Uffington 23. Weston Common, Weston Wharf and Weston Lullingfields 24. Whixall , Hollinwood, Welsh End, Platt Lane, Stanley Green, Dobsons Bridge, Browns Brook and Moss Cottages 25. Prees, Higher Heath, Prees Green, Lower Heath, Fauls and Sandford 26. Hopton Wafers and Doddington 27. Oreton, Farlow and Hillhouses 28. Neen Savage, Baveney Wood, Papermill, Stepple, Barbrook, Detton, Wall Town, Stonehouse 29. Ightfield Parish / Whitchurch Rural parish cluster
Evidence Base Shropshire Strategic Housing Land Availability Assessment (Shropshire Council 2009) – indicates potential capacity of identified settlements to accommodate new housing development on sites available/promoted for assessment. The 2009 assessment identifies a total supply of land for
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15,732 dwellings in Shropshire for the period 2006-2026, including 3,966 dwellings in Shrewsbury; West HMA Strategic Housing Market Area Assessment 2008 – provides information on total net annual need for Shropshire (estimated at 1,588 dwellings per annum) and other matters informing the Core Strategy housing targets. The Council has also produced a Local Housing Market Assessment providing further relevant information; Shropshire Employment Land Review and Sites Assessment (BE Group 2011) – assesses the demand, supply and need for employment land and premises in Shropshire to 2026 and reviews potential sites for allocation; Retail Capacity Studies / Assessments for Shrewsbury, North Shropshire towns, South Shropshire District, Bridgnorth District and Oswestry – assess retail capacity; Core Strategy Transport Evidence for Shrewsbury and Oswestry (ShropsEV61 and 62) – assesses the traffic impacts of growth and identifies mitigation measures; Views of Town and Parish Councils in response to Issues and Options consultations and from subsequent engagement;
Issues & Options Feedback (You’ve told us) Responses were received from the majority of Town and Parish Councils to the questions posed in the consultation leaflet including regarding potential Community Hubs and Community Clusters, the number of additional new homes considered appropriate, and the type of sites (e.g. infill and conversions or allocations of various sizes). Clarification letters were sent to Town and Parish Councils in April 2011 and, in a number of cases, there has been ongoing discussion with officers and Members on these questions. Consultation responses were also received from local residents and from the promoters of sites in many settlements. All of the responses received have been recorded and considered in preparing the Table 1. Views were also expressed on these matters at the various stages in the preparation of the Core Strategy, as set out in the published Consultation Statements and summaries of responses. Many of the responses from Parish and Town Councils supported the identification of development boundaries for the identified settlements, and this will be reflected in the SAMDev Plan.
What national policy and other relevant strategies tell us Core Strategy Policy CS1 sets targets for delivering, over the plan period 2006-2026, around 27,500 new homes and around 290 hectares of employment land. The policy also indicates broad targets for the five spatial zones; Core Strategy Policy CS2 indicates that Shrewsbury will provide approximately 25% of Shropshire’s additional housing for the period 2006- 2026 (approximately 6,500 dwellings) and 90 hectares of employment land;
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Core Strategy Policy CS3 identifies the 18 Market Towns and Other Key Centres, with indicative relative levels of housing development 2006-2026; PPS1 Delivering Sustainable Communities – planning should facilitate and promote sustainable and inclusive patterns of urban and rural development, including by ensuring that development supports existing communities and contributes to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community; PPS3 Housing states that housing should be developed in suitable locations which offer a range of community facilities and with good access to jobs, key services and infrastructure. Local Development Documents should set out a strategy for the planned location of new housing which contributes to the achievement of sustainable development, including taking into account the need to provide housing in rural areas, not only in market towns and local service centres but also in villages in order to enhance or maintain their sustainability; The Draft National Planning Policy Framework indicates that, to boost the supply of housing, local planning authorities should, amongst other things, use an evidence base to ensure that their Local Plan meets the full requirements for market and affordable housing in the housing market area, including identifying key sites which are critical to the delivery of the housing strategy over the plan period; Planning Policy Statement 4 (PPS4) identifies that sustainable economic growth is the Government’s overarching objective in order to: o build prosperous communities; o tackle deprivation by promoting regeneration; o deliver ore sustainable patterns of development and reduce the need to travel; o raise the quality of life and the environment in rural areas by promoting thriving, inclusive and locally distinctive rural communities. The approach in PPS4 will be supported by the Draft National Planning Policy Framework which encourages local councils to meet the needs of business, to help make the economy fit for purpose and have a clear economic strategy to support sustainable growth. The Draft National Planning Policy Framework indicates that the planning system should ensure that sufficient land of the right type, and in the right places, is available to allow growth and innovation; Market towns have a key role in helping regenerate rural areas as a focus for sustainable economic and housing development and by providing services and facilities to rural hinterlands. In fulfilling this role, it is important that the local distinctiveness and character of individual towns is maintained and enhanced (RSS Preferred Option Policy RR3 –Market Towns); Shropshire’s Community Strategy and the related Market Towns Revitalisation Programme stress the importance of market towns in
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promoting a sustainable pattern of development and positive change to meet the diverse and changing needs of Shropshire’s communities. Feedback from Sustainability Appraisal Allocating most new housing development in existing service centres helps to support more sustainable communities, reduce travel distances and improve access to services. The site selection process has taken into account the need to protect and enhance the natural and historic environment, opportunities to encourage the re-use of previously developed land and the need to reduce risks from flooding.
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MD2 - Site Allocations for Housing and Managing Housing Development
Proposed Policy Direction - Key Elements: Identify emerging preferred options for site allocations for housing, approximate number of dwellings and any phasing of release, including Reserve Sites for Shrewsbury. This will identify those sites suitable for immediate release for housing development and those to be released when required to maintain a rolling supply of housing land. (Note: a schedule and plans identifying emerging preferred options for housing site allocations will be the subject of a report to Cabinet on 14th December) Include a mechanism for regular reviews linked to updates of the Strategic Housing Land Availability Assessment (SHLAA) and monitoring of the Five Year Housing Land Supply. Set out key development guidelines for each proposed site to identify important planning considerations to be addressed in bringing forward the sites for development, such as access arrangements, the type or timing of development and infrastructure to be provided.
Why we have chosen this Policy Direction To supplement Policies CS10 and CS2 of the Core Strategy and Policy MD1 of the SAMDev Plan; To ensure that a flexible, responsive supply of housing land is maintained throughout the plan period; To ensure, also, that development is coordinated with the timely provision of necessary infrastructure and communities are not swamped by too much development over relatively short periods of time, and providing some certainty for residents, developers and infrastructure providers; To ensure that the most appropriate sites in individual settlements come forward for development first, having regard to local considerations such as existing commitments in the settlements in question, sustainability criteria, such as whether the site is previously developed, and any infrastructure requirements necessary to enable the development to proceed, having regard to critical and priority infrastructure as set out in the LDF Implementation Plan. To ensure that the detailed planning of sites has regard to key site specific planning considerations in order to bring forward high quality sustainable development.
Evidence Base Shropshire Strategic Housing Land Availability Assessment (Shropshire Council 2009) – indicates potential capacity of identified settlements to accommodate new housing development on sites available/promoted for assessment. The 2009 assessment identifies a total supply of land for
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15,732 dwellings in Shropshire for the period 2006-2026, including 3,966 dwellings in Shrewsbury; Five Year Housing Land Supply Statements for Shropshire and Shrewsbury – set out current housing land supply in the form of outstanding consents, allocations, and other identified sites assessed as likely to come forward within a five year period, set against the annualised housing targets (including allowance for catching up where past rates have been below the average annual rate). Shropshire Annual Monitoring Reports – reports published by the Council in December each year setting out information on development that has taken place on the preceding year, with reference to a range of indicators. Site specific information drawing on wider LDF evidence base and submitted promotional material.
Views of Town and Parish Councils in response to Issues and Options consultations and from subsequent engagement;
Issues & Options Feedback (You’ve told us) Support the need to ensure a continuous supply of housing land is maintained and that required levels of housing are delivered within each spatial zone. The proposal to set out criteria for releasing housing sites, both allocated and windfall, and to phase development in five year time bands would appear sensible. The release of housing should include the early release of the most sustainably located land adjacent to Shrewsbury to ensure early delivery from 'other sites' before the strategic sites proposed in the Core Strategy have kicked in at an accelerated scale; Bringing land forward for development depends on many factors – most of which the local authority cannot control. Unless there is specific justification for phasing the release of land it should not be introduced into allocation policies; The criteria for releasing housing sites in five year time bands should be based upon sound sustainable principles. Small infill sites that already have infrastructure (or infrastructure that can be easily acquired) and can be developed with minimum disturbance to the environment and surroundings should be identified and approved within the first five year time band, then followed on by phased development for any larger greenfield sites; The current economic situation shows how dangerous trying to manage the supply of housing land can be. Whilst a managed supply might be the ideal, practicalities mean that too rigid, a ‘release’ policy might have a damaging effect that could lead to a housing undersupply. It is considered that the key to the successful delivery of development is the proper coordination of development with both on-site and off-site infrastructure provision. A further tier of detailed guidance is therefore required in respect of specific site development proposals. It is suggested that series of Development Briefs or Masterplan Frameworks be prepared
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either by the Council in conjunction with developers or by developers and adopted by the Council. The release of too many houses at once leads to uneven numbers at schools in villages; Housing land should only be released once all unoccupied human dwellings have been filled and any residential buildings suitable for restoration have been brought back into the local housing stock; Promoters of sites put forward information in support of the allocation of their sites in specific settlements.
What national policy and other relevant strategies tell us Core Strategy Policy CS1 sets targets for delivering, over the plan period 2006-2026, around 27,500 new homes. The policy also indicates broad targets for the five spatial zones. Core Strategy Policy CS2 indicates that Shrewsbury will provide approximately 25% of Shropshire’s additional housing for the period 2006- 2026 (approximately 6,500 dwellings) and identifies two sustainable urban extensions (Shrewsbury West and Shrewsbury South) as strategic locations for development. Core Strategy Policy CS3 identifies the 18 Market Towns and Other Key Centres, with indicative relative levels of housing development 2006-2026, and identifies a sustainable urban extension at Oswestry as a strategic location for development. PPS1 Delivering Sustainable Communities – planning should facilitate and promote sustainable and inclusive patterns of urban and rural development, including by ensuring that development supports existing communities and contributes to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community. PPS3 Housing states that housing should be developed in suitable locations which offer a range of community facilities and with good access to jobs, key services and infrastructure. Local Development Documents should set out a strategy for the planned location of new housing which contributes to the achievement of sustainable development, including taking into account the need to provide housing in rural areas, not only in market towns and local service centres but also in villages in order to enhance or maintain their sustainability. The Draft National Planning Policy Framework indicates that, to boost the supply of housing, local planning authorities should, amongst other things, use an evidence base to ensure that their Local Plan meets the full requirements for market and affordable housing in the housing market area, including identifying key sites which are critical to the delivery of the housing strategy over the plan period; PPS3 and the Draft National Planning Policy Framework require the local planning authority to ensure the availability of 5 years’ supply of housing
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land, and to identify specific deliverable and developable sites or broad locations for growth for years 6-10 and, where possible, years 11-15.
Feedback from Sustainability Appraisal Establishing policy criteria to manage housing supply provides a positive framework for the development industry; Identifying the key planning considerations for each proposed site will help to protect and enhance the natural environment and may make a positive contribution to community infrastructure and accessibility.
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MD3 – Sites for Employment Uses
Proposed Policy Direction - Key Elements: Show how the proposed employment land supply for each of the Spatial Zones (Table 4 of Policy CS14) has been distributed between: o Shrewsbury and the market towns (Policies CS2 & CS3); o settlements within the ‘rural rebalance’ (Policies CS4 & CS5). Identify those reallocated employment sites located in Shrewsbury and the market towns and other settlements (supported by Site Schedules in the Appendices); Identify how new site allocations located in Shrewsbury and the market towns and other settlements complete the distribution, type, size and quality of the employment portfolio to 2026 (supported by Site Schedules in the Appendices); Show which readily available sites will form the Reservoir of land to deliver at least 72ha of employment development in each five year period and those sites to be reserved to replenish the Reservoir (e.g. the Reservoir is likely to contain a 10 year supply at the outset with a further 5 year supply reserved to replenish the Reservoir): o explain the timing and processes to bring forward the SUE’s in Shrewsbury and Oswestry through the Reservoir; o reserve those sites which will accommodate the expansion of key local employers (e.g. Mullers, Market Drayton; Grocontinental, Whitchurch). Explain the processes by which the Reservoir can be refreshed annually and the circumstances which trigger a review of the employment land supply; Show how the requirement to deliver adequate waste management infrastructure capacity to meet Shropshire’s needs over the period to 2026 (Core Strategy Policy CS19) can be met from: o the sites identified in this Policy; o existing employment locations to be safeguarded in proposed Policy MD11; and / or o Appropriate alternative sites, where justified. Explain that employment land will be brought forward and developed in accordance with proposed Policy MD11.
Why we have chosen this Policy Direction This policy forms a key element of the site allocations processes in the SAMDev DPD especially to complement the provision of housing sites and deliver a sustainable pattern of development particularly within Shrewsbury and the market towns; This policy will maintain a responsive and flexible supply of employment land and premises by providing a range and choice of employment sites (in
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terms of location, size, type and quality) to meet the needs of business and to encourage investment; The policy will give guidance on the timing and release of employment land to be released over the plan period to maintain a reservoir of readily available land in Shrewsbury and the market towns; The policy will also facilitate the development of employment uses in key centres, hubs and clusters and in appropriate rural settlements to support the ‘rural re-balance’ of opportunities for sustainable development and regeneration; This policy supplements Core Policies CS2, CS3 – CS5, CS13 and CS14; The policy will also identify sites suitable to help improve the local availability of recycling services as a key component of service infrastructure for employment uses as identified in Policy CS19 and paragraph 7.23 of the Core Strategy.
Evidence Base Shropshire Employment Land Review (2011); provides an assessment of the demand and supply of employment land and premises in the County and informs decisions on the scale and distribution of new employment land in Shropshire to 2026. District Employment Land Studies (Bridgnorth 2005, Shrewsbury & Atcham 2005, Oswestry 2006, North Shropshire 2007 and South Shropshire 2007); individual district based studies that precede the Shropshire Employment Land Review. Shrewsbury & Atcham Employment Areas Assessment (2007); reviews potential new employment allocations in the former Shrewsbury district and appraises the availability and viability of those sites considered to offer sustainable development opportunities. Shrewsbury & Atcham Offices Study (2007); provides an assessment of Shrewsbury’s office market and prospects for future office development to maintain the economic growth of the town. Delivering a Major Employment Site in Oswestry (2009); reviews options for addressing a shortfall in the strategic employment land supply in Oswestry town prior to reviewing the Oswestry Borough Local Plan. Oswestry Employment Sites Assessment (Draft 2008); reviews supply and demand of employment land in Oswestry town to 2026 and assesses potential new development sites in the town. Shropshire Annual Monitoring Reports; provide annual commentary on the employment land supply and development trends in the County. Waste Technical Background Report (Shropshire Council 2010): summarises current information about the quantities and types of waste generated in Shropshire, together with information about how this waste is managed and the capacity of local waste management facilities;
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Issues & Options Feedback (You’ve told us) Employment in the local area should be top priority, more incentives are needed to attract small business to the area, as there is fierce competition from surrounding areas; More guidance is required to encourage small sustainable work opportunities within our communities and to identify the land and infrastructure which is needed to provide and encourage economic development; It is important that policies within the evolving Local Development Framework protect established employment areas from inappropriate development; “Business Parks” and “Industrial Estates” provide employees with access to services and are locations where similar businesses exist or may locate and should be encouraged, whilst isolated commercial and industrial development in rural locations should be discouraged.
What national policy and other relevant strategies tell us Planning Policy Statement 4 (PPS4) Planning for Sustainable Economic Growth identifies that sustainable economic growth is the government’s overarching objective in order to: o build prosperous communities; o tackle deprivation by promoting regeneration; o deliver ore sustainable patterns of development and reduce the need to travel; o raise the quality of life and the environment in rural areas by promoting thriving, inclusive and locally distinctive rural communities. The approach in PPS4 will be supported by the Draft National Planning Policy Framework which encourages local councils to meet the needs of business, to help make the economy fit for purpose and have a clear economic strategy to support sustainable growth; National waste policy in PPS10 requires us to identify sites and areas suitable for new or enhanced waste management facilities sufficient to deliver the future waste management capacity needs of their area. In identifying sites and areas suitable for new or enhanced waste management facilities, waste planning authorities are asked to identify a broad range of locations including opportunities to co-locate facilities together and with complementary activities.
Feedback from Sustainability Appraisal The policy identifies land to support inward investment and help maintain the contribution that existing developers make to the local economy;
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The policy makes a positive contribution to the efficient use of material resources and to addressing climate change by helping to deliver additional sites for waste management facilities to divert material away from landfill.
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MD4 – Key Areas of Change in Shrewsbury
Proposed Policy Direction - Key Elements: Identify the ‘Heart’ of Shrewsbury and the Shrewsbury Northern Corridor as key ‘areas of change’ where the Council will encourage appropriate redevelopments and enhancements, having regard to the Shrewsbury Vision and Northern Corridor Regeneration Frameworks. Set out key principles relating to the areas with a view to:
o Encouraging appropriate new development/redevelopment which supports economic and community development;
o Encouraging environmental enhancements; o Encouraging approaches to access, parking and movement which support the integrated and sustainable transport strategy for Shrewsbury. Heart of Shrewsbury – the town centre and edge of centre areas: The policy will take forward the priorities and objectives for the heart of Shrewsbury set out in the Shrewsbury Vision Regeneration Framework, seeking to: o Renew areas of relatively poor environment and greater potential, notably at Riverside, West End, Frankwell, Abbey Foregate and Castle Foregate; o Reduce the impact of traffic and congestion in key areas, notably High Street/West End, Castle Street, Smithfield Road, Frankwell, Abbey Foregate and Castle Foregate; o Ensure strong, high quality public realm and links between spaces, particularly walking routes; o Significantly enhance the town centre retail offer, whilst retaining and developing the independent sector. This will include the identification of land at Riverside as the location for significant new retail floorspace to help to meet the targets for Shrewsbury set out in Core Strategy Policy CS15; o Enhance the role of the river and access to it; o Consider the potential of some vacant or underused buildings; o Celebrate gateways and arrival points. Shrewsbury Northern Corridor: The policy will take forward the principles of the Shrewsbury Northern Corridor Regeneration Framework Masterplan and Implementation Strategy 2007, which sets out a vision and objectives for the area, and strategic themes of dynamic economic growth, a vibrant and attractive corridor, conservation and restoration of the built and natural environment, and a well connected corridor, focusing on: o Southern Quarter of Castle Foregate/St.Michael’s Street/Ditherington;
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o Central Quarter of Lancaster Road/Whitchurch Road; o Northern Quarter of Battlefield Enterprise Park/Sundorne Retail Park/Arlington Way; Priorities will include:
o the restoration and redevelopment of the Ditherington Flaxmill site, including associated mixed use development;
o the enhancement of major existing commercial, employment and mixed use areas;
o encouraging new employment development and existing employers to remain in the area, linked to Policy MD11;
o improving the environmental quality of the Corridor; o further measures to support sustainable transport and links in the Corridor;
Why we have chosen this Policy Direction To supplement Core Strategy Policy CS2 Shrewsbury Development Strategy and Policy CS15 Town (and Rural) Centres and to help to take forward the Shrewsbury Vision and Northern Corridor Regeneration Frameworks; To provide more detailed guidance regarding the future use and development of land and buildings in the town centre, edge of centre and northern corridor areas of the town where significant changes have been taking place over the last 15 years and where pressures and opportunities for further change remain; To encourage investment in and enhancement of these key areas; To further strengthen the policy priority for the town centre in terms of additional retail development over the plan period; To encourage integrated and comprehensive approaches to land use, development and transport issues in these areas.
Evidence Base Shrewsbury Northern Corridor Regeneration Framework Masterplan and Implementation Strategy (Ove Arup and Partners 2007) – sets out Masterplan Vision and Objectives, and an area-wide spatial strategy with four broad themes of dynamic economic growth, a vibrant and attractive corridor, conservation and restoration of the built and natural environment, and a well connected corridor, with spatial areas are identified; Shrewsbury Vision Regeneration Framework (Broadway Malyan 2011) – sets out a unified vision for the town, key themes and related objectives, and a town wide Regeneration Framework, with strategies for the economy, accessibility and the Heart of Shrewsbury;
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Shropshire Strategic Housing Land Availability Assessment (Shropshire Council (2009) - indicates potential capacity of identified settlements to accommodate new housing development on sites available/promoted for assessment. The 2009 assessment identifies a total supply of land for 15,732 dwellings in Shropshire for the period 2006-2026, including 3,966 dwellings in Shrewsbury; Shrewsbury & Atcham Borough Council Economic Assessment and Employment Land Study – (BE Group 2004/05) - and Employment Areas Assessment (BE Group/Faber Maunsell 2008); Shropshire Employment Land Review and Sites Assessment (BE Group 2011). These studies assesses the demand, supply and need for employment land and premises in Shrewsbury and Shropshire to 2026 and review potential sites for allocation; Shrewsbury Offices Study (BE Group 2007) – assesses need, demand and locational issues relating to office provision in Shrewsbury; Shrewsbury Retail Study Update (White Young Green 2010) – assesses retail capacity; Core Strategy Transport Evidence for Shrewsbury (ShropsEV61), including Shrewsbury Transport and Land Use Development Options Assessment (Faber Maunsell 2008) – assesses the traffic impacts of overall growth and directions of development, identifying mitigation measures, and assesses relative accessibility of promoted sites; Shropshire Landscape Character Assessment (LCA) – Shropshire Council - and Sensitivity and Capacity Studies (White Consultants: Shrewsbury & Atcham Borough Council 2007) – identify key landscape characteristics which contribute to distinctiveness, and apply a consistent methodology to assess relative landscape sensitivity and capacity of potential areas for development; Shrewsbury New Growth Point Historic Environment Assessment – (Shropshire Council 2008) – considers sensitivity of historic environment on edges of Shrewsbury; Shropshire Open Space, Sport Recreation Study – (PMP 2011) – identifies existing areas of open space and sets out standards for the provision of additional areas of open space for Shrewsbury, the main market towns and other areas; Shrewsbury & Atcham Borough Council Green Infrastructure Strategy (Draft) (TEP 2008) – identifies green infrastructure assets and considerations; Strategic Flood Risk Assessment Levels 1 and 2 - Shrewsbury & Atcham Borough (Halcrow 2007 and 2009) – identifies areas subject to flood risk in and around Shrewsbury; Shrewsbury Water Cycle Study – Scoping Report – (Halcrow 2008) and Shropshire Water Cycle Study – (Halcrow 2010) – reviews water cycle issues including surface water drainage, sewage treatment capacity and water supply;
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Shropshire Local Transport Plan (LTP) 2011-2026 Consultation Draft 2011 (Shropshire Council) – sets out a transport strategy with an implementation plan, including a Shrewsbury Transport Strategy;
Issues & Options Feedback (You’ve told us) No specific questions on the proposed areas of change as part of section C of Issues and Options form, although a number of comments were received directions of growth, including support for development in the Northern Corridor. Shrewsbury Vision Regeneration Framework and Northern Corridor Regeneration Framework consultation responses guided the preparation of those two strategies.
What national policy and other relevant strategies tell us PPS1 Delivering Sustainable Communities – planning should facilitate and promote sustainable and inclusive patterns of urban (and rural) development, including by ensuring that development supports existing communities and contributes to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community. PPS3 encourages the effective use of land by re-using previously developed land. Planning Policy Statement 4 (PPS4) identifies that sustainable economic growth is the government’s overarching objective in order to: o build prosperous communities; o tackle deprivation by promoting regeneration; o deliver sustainable patterns of development and reduce the need to travel. The approach in PPS4 will be supported by the Draft National Planning Policy Framework which encourages local councils to meet the needs of business, to help make the economy fit for purpose and have a clear economic strategy to support sustainable growth. Shrewsbury is a named Government ‘Growth Point’, with some £5m of funding committed to the implementation of a Programme of Development to support the sustainable development of Shrewsbury. The Shrewsbury Vision Regeneration Framework has taken this initiative forward into the development of a town-wide strategy including reference to the Northern Corridor and the heart of Shrewsbury (the town centre and edge of centre areas); The Shrewsbury Northern Corridor Regeneration Framework Masterplan and Implementation Strategy 2007 sets out a vision and objectives for the area, with strategic themes of dynamic economic growth, a vibrant and attractive corridor, conservation and restoration of the built and natural
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environment, and a well connected corridor. Strategy, including detailed guidance and design principles for specific areas, is set out; Shropshire Local Transport Plan (Consultation Draft 2011) aims to promote an integrated approach as part of the Shrewsbury Transport Strategy.
Feedback from Sustainability Appraisal The policy makes a positive contribution to economic regeneration by providing support for the objectives of the Shrewsbury Vision and Northern Corridor Regeneration Frameworks; The policy makes a positive contribution to protecting and enhancing Shrewsbury’s environment and community by promoting a strong, high quality public realm and by encouraging environmental enhancement.
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MD5 - Sites for Sand and Gravel Working
Proposed Policy Direction - Key Elements: The supply of sand and gravel during the Plan period should be provided in the first instance from existing permitted resources and then from mineral working at the sites identified as allocations in the Plan; Phase development to maintain mineral output at the agreed target rate and to control potential cumulative impacts. Allow mineral working in second phase sites where monitoring demonstrates that the release of further reserves is required to maintain an adequate and steady supply of sand and gravel during the Plan period; In the event that difficulties arise with the production from sites either with planning permission or in the first phase, the Mineral Planning Authorities will consider an application for earlier development of second phase sites on their merits; Identify exceptions criteria for sand and gravel proposals outside these areas.
Why we have chosen this Policy Direction National guidance requires us to maintain an adequate and steady supply of sand and gravel during the Plan period; We need to allocate additional sites within the broad locations identified in Core Strategy Policy CS20 to achieve this;
Evidence Base Minerals Technical Background Report (Shropshire Council 2010) summarises available information about the general distribution and working of mineral resources and provides more detailed information about aggregates working; National and Regional Guidelines for Aggregates Provision in England 2005-2020 (CLG September 2011): sets out revised guidelines for aggregates provision for each Mineral Planning Authority in England (including Shropshire) for the period 2005 to 2020 inclusive. It also indicates how the guidelines should be taken into account in the planning process as a material planning consideration; West Midlands Aggregates Working Party Annual Report (WMRAWP 2009): provides statistical information on the sales and remaining reserves of aggregate minerals for each Mineral Planning Authority Area, derived from data provided by the minerals industry and collected and collated by each individual MPA. Assessing Sand and Gravel Sites for Allocation in the Shropshire Sub- Region (Entec 2010): applies a standardised, desk based site assessment process to potential sites for future sand and gravel working to generate a
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ranked list of preferred sites for allocation to deliver the sub-regional apportionment;
Issues & Options Feedback (You’ve told us) It is considered important that the issue of minerals is addressed in more detail. If any mineral extraction sites are to be specifically proposed, they should be identified in the DPD.
What national policy and other relevant strategies tell us The Draft National Planning Policy Framework requires us to plan for a steady and adequate supply of land-won aggregates by taking account of the proposed apportionment of aggregates in the current National and Regional Guidelines, as advised by Aggregate Working Parties;
Feedback from Sustainability Appraisal Maintaining an adequate and steady supply of sand and gravel makes a positive economic contribution and can contribute environmental and community benefits following site restoration. The site selection process for future sand and gravel sites has sought to minimise the potential for adverse environmental impacts.
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MD6 - Gypsy and Traveller Sites
Proposed Policy Direction - Key Elements: Allocate sites to meet identified accommodation needs of Gypsies and Travellers having regard to the criteria set out in Policy CS12; Sites should be located close to Shrewsbury, the market towns and key centres and community hubs and community clusters; Suitable sites should be reasonably accessible to services and facilities, incorporate appropriate design and screening, have suitable access and adequate areas for manoeuvring and parking, and where necessary make provision for business uses and recreational facilities; Allocated sites to comply with requirements of CS6 and CS9 where appropriate and the guidance set out in The Type and Affordability of Housing SPD.
Why we have chosen this Policy Direction Policy CS12 requires that sites be allocated to meet identified needs, having regard to best practice guidance. Policy guidance is set out in CS12 and in the Type and Affordability of Housing SPD, but there is also a need to identify specific allocations in this document.
Evidence Base Gypsy and Traveller Accommodation Assessment (Shropshire Council 2008) identifies the land required for future Gypsy and Traveller sites in Shropshire for the period 2007-2027;
Issues & Options Feedback (You’ve told us) Policies should facilitate the redevelopment of brownfield sites for gypsies and travellers
What national policy and other relevant strategies tell us Designing Gypsy and Traveller Sites, A good practice guide (CLG 2008) sets out good practice in respect of the design of Gypsy and Traveller sites to provide potential developers and existing site owners with an understanding of the design features needed to help ensure a site is successful, easy to manage and maintain, including site location, layout, size and the services and facilities need to make it operate effectively; Planning for Traveller Sites Consultation (CLG April 2011) proposes a new, single Planning Policy Statement that will replace existing Circular 01/2006 and Circular 04/2007. The proposed guidance seeks to align planning policy for traveller sites much more closely with the policies for other forms of housing to provide greater environmental protection.
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Feedback from Sustainability Appraisal The policy makes a positive contribution to meet housing needs for this sector of the community in locations close to existing service centres which will help minimise travel distances to community facilities and services.
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MD7 - Sustainable Urban Extensions
Proposed Policy Direction - Key Elements: Indicate support for appropriate development to deliver comprehensively planned, integrated and sustainable urban extensions on land identified on the Proposals Map in Shrewsbury and Oswestry; Development to be in accordance with masterplans adopted by the Council for the three sustainable urban extensions and linked to the delivery of identified infrastructure; Identify the extent of the three sustainable urban extensions, the scale of development of different types, broad arrangement of land uses and phasing of development, together with any major on-site infrastructure and off-site infrastructure contributions. Key elements, to be incorporated in the masterplans for the three sustainable urban extensions, will be: Shrewsbury South expansion of Shrewsbury Business Park at Thieves Lane (approximately 4 hectares); new strategic employment site on land adjoining Shrewsbury Town Football Club (approximately 22 hectares); scope for expansion of Meole Brace Retail Park, if required (having regard to Core Strategy Policy CS15 and MD12); land for approximately 900 dwellings, including an appropriate element of affordable housing, to the north and south of Oteley Road; local centre combined with relocated garden centre south of Oteley Road; major green infrastructure areas, including the Rea Brook Valley; contributions to A5 junction improvements; sustainable transport measures. Shrewsbury West additional employment land extending Oxon Business Park and on the gateway land by the Churncote Island, and land for additional health and care facility development off Clayton Way (9-12 hectares); land for approximately 720 dwellings, including an appropriate element of affordable housing, to the north of Welshpool Road; relocated Park and Ride facilities to west of Gains Park; provision of a new Oxon Link Road connecting A5 Churncote Island junction to Holyhead Road, and facilitation of the improvement of the A5 Churncote Island; major landscape buffers and public open space; enhanced local centre at Bicton Heath; sustainable transport measures. Oswestry Eastern Gateway land for approximately 750 dwellings, including an appropriate element of affordable housing, between Middleton Road and Shrewsbury Road; new Business Park (4-6 hectares) on land adjoining A5 Mile End junction; local centre; new link road from Middleton Road to Shrewsbury Road;
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MD7 - Sustainable Urban Extensions site for a new primary school adjoining Oswestry College and Leisure Centre; network of open space and green infrastructure; facilitation of improvement to A5 Mile End junction; sustainable transport measures.
Why we have chosen this Policy Direction Formal allocation of land and a specific policy is required in the SAMDev Plan to enable and guide the development of the three Sustainable Urban Extensions (S.U.E.’s) identified as strategic locations in Policies CS2 and CS3 of the Core Strategy. Formal linkage is required in the policy to the masterplans being prepared for the S.U.E.’s to ensure that these documents have appropriate weight, as they will be key to the determination of subsequent planning applications for the development of the sites. The key elements for each of the sustainable urban extensions build from the principles established in Policies CS2 and CS3 of the Core Strategy, with some elaboration based on subsequent progress regarding visions, development objectives and masterplanning for the three areas, drawing on a developing evidence base.
Evidence Base Shropshire Strategic Housing Land Availability Assessment (Shropshire Council 2009) - indicates potential capacity of identified settlements to accommodate new housing development on sites available/promoted for assessment. The 2009 assessment identifies a total supply of land for 15,732 dwellings in Shropshire for the period 2006-2026, including 3,966 dwellings in Shrewsbury; Shrewsbury & Atcham Borough Council Economic Assessment and Employment Land Study (BE Group 2004/05) - and Employment Areas Assessment (BE Group/Faber Maunsell 2008); Shropshire Employment Land Review and Sites Assessment (BE Group 2011); Oswestry Employment Land Study (BE Group 2006) – and Oswestry Employment Sites Assessment (BE Group 2008): These studies assesses the demand, supply and need for employment land and premises in Shrewsbury, Oswestry and Shropshire as a whole to 2026 and review potential sites for allocation; Shrewsbury Offices Study (BE Group 2007) – assesses need, demand and locational issues relating to office provision in Shrewsbury; Shrewsbury Retail Study Update (White Young Green 2010) and Oswestry Retail Study Update (Nathaniel Lichfield and Partners 2008) – assess retail capacity;
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Core Strategy Transport Evidence for Shrewsbury (ShropsEV61) and Oswestry (Shrops EV62), including Shrewsbury Transport and Land Use Development Options Assessment (Faber Maunsell 2008) – assess the traffic impacts of overall growth and directions of development, identifying mitigation measures, and assesses relative accessibility of promoted sites (Shrewsbury only); Shropshire Landscape Character Assessment (LCA) – Shropshire Council - and Sensitivity and Capacity Studies – White Consultants: Shrewsbury & Atcham Borough Council (2007) and Oswestry Borough Council (2008): identify key landscape characteristics which contribute to distinctiveness, and apply a consistent methodology to assess relative landscape sensitivity and capacity of potential areas for development; Shrewsbury New Growth Point Historic Environment Assessment (Shropshire Council 2008): considers sensitivity of historic environment on edges of Shrewsbury; Shrewsbury Vision Regeneration Framework (Broadway Malyan 2011) – sets out a unified vision for the town, key themes and related objectives, and a town wide Regeneration Framework, with strategies for the economy, accessibility and the Heart of Shrewsbury; Shropshire Open Space, Sport Recreation Study (PMP 2011) - identifies existing areas of open space and sets out standards for the provision of additional areas of open space for Shrewsbury, the main market towns and other areas; Shrewsbury & Atcham Borough Council Green Infrastructure Strategy (Draft) (TEP 2008) - identifies green infrastructure assets and considerations; Strategic Flood Risk Assessment Level 1 covering Oswestry and Shrewsbury & Atcham Boroughs (Halcrow 2007) and Level 2 for Shrewsbury & Atcham Borough (Halcrow 2009): identifies areas subject to flood risk in and around Shrewsbury and Oswestry; Shrewsbury Water Cycle Study – Scoping Report (Halcrow 2008) and Shropshire Water Cycle Study (Halcrow 2010): reviews water cycle issues including surface water drainage, sewage treatment capacity and water supply; Indicative Masterplans/Delivery Plans for the three Sustainable Urban Extensions (2010) and emerging draft masterplans (2011) – indicative masterplans formed part of the Core Strategy evidence base, with work subsequently progressing on more detailed draft masterplans to be consulted on in 2012.
Issues & Options Feedback (You’ve told us) No specific questions on the sustainable urban extensions as part of section C of Issues and Options form, although a number of comments were received regarding directions of growth, including a number of residents stating ‘not area to the south, south-west, and west of Shrewsbury’;
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Many and various consultation responses were received on the principle of identifying sustainable urban extensions as strategic locations for growth and the choice of the specific locations in the process of preparing the Core Strategy. Shrewsbury Town Council and Oswestry Town Council supported the identification of the specific sustainable urban extensions in their respective towns. The outcome of the consideration of the responses, and then the subsequent consideration of the proposals as part of the independent Examination of the Core Strategy was the confirmation of the suitability and deliverability of the 3 sustainable urban extensions and their inclusion in the adopted Core Strategy.
What national policy and other relevant strategies tell us PPS1 Delivering Sustainable Communities – planning should facilitate and promote sustainable and inclusive patterns of urban (and rural) development, including by ensuring that development supports existing communities and contributes to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community. The Government requires local planning authorities to deliver a flexible, responsive supply of land, including identifying developable housing sites for at least 10 years, 15 years if possible or broad locations for future growth, and those strategic sites which are critical to delivery of the Housing strategy (PPS3); Shrewsbury is identified as a sub-regional focus and ‘settlement of significant development’ in the Regional Spatial Strategy. Shrewsbury is a named Government ‘Growth Point’, with some £5m of funding committed to the implementation of a Programme of Development to support the sustainable development of Shrewsbury. The Shrewsbury Vision Regeneration Framework has taken this initiative forward into the development of a town-wide strategy, one element of which is the two proposed mixed use, sustainable urban extensions to respond to housing needs and deliver a mix of new neighbourhoods, employment opportunities and new infrastructure; The Shropshire Local Transport Plan aims to implement an integrated transport plan in Shrewsbury, with one potential element in the longer term being the construction of the Shrewsbury North West Relief Road – a factor in the proposals for the Shrewsbury West SUE; Market towns, such as Oswestry, have a key role in helping regenerate rural areas as a focus for sustainable economic and housing development and by providing services and facilities to rural hinterlands. In fulfilling this role, it is important that the local distinctiveness and character of individual towns is maintained and enhanced (RSS Preferred Option Policy RR3 – Market Towns); Shropshire’s Community Strategy and the related Market Towns Revitalisation Programme stress the importance of market towns in
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promoting a sustainable pattern of development and positive change to meet the diverse and changing needs of Shropshire’s communities.
Feedback from Sustainability Appraisal Policy guidance on the sustainable urban extensions will help to deliver local housing and economic growth in a comprehensively planned, integrated and sustainable way in Shrewsbury and Oswestry. The policy is intended to deliver development in a comprehensively planned, integrated and sustainable manner, including green infrastructure and community facilities which will contribute positively to environmental and community sustainability.
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MD8 - Green Belt & Safeguarded Land
Proposed Policy Direction - Key Elements: The Green Belt boundary and safeguarded land will be defined in detail on the proposals map. Development boundaries will be shown around Alveley and Stanmore Industrial estates and the settlements of Shifnal, Albrighton, Alveley, Beckbury, Claverley and Worfield to define the limits of these settlements with land outside these boundaries being treated as Green Belt. The Eastern edge of Bridgnorth is also constrained by Green Belt and the development boundary for Bridgnorth will define the Green Belt in this location. Where the above listed settlements with defined development boundaries are not designated as either a Market Town,Key Centre, a Community Hub, or a Community Cluster only that development deemed appropriate in Countryside by Core Strategy Policy CS5. will be permitted, thus generally limiting new build housing development to affordable housing in these locations. In designated Community Hubs and Community Clusters within the Green Belt limited infilling development which meets the community sustainability and other criteria set out in Policies CS4, CS6 and CS11 may be acceptable if it is sympathetic to the character of the settlement.( See also Policy Direction MD1).In the Market Towns/Key Centres of Shifnal and Albrighton,, housing and employment sites will be allocated within safeguarded land and shown on the proposals map. Only development which would otherwise be acceptable in the Green Belt and which, would not prejudice the potential future use of this land to meet the settlements’ strategic longer term development needs, will be acceptable in the remaining Safeguarded land. Development in Green Belt outside the above identified settlements will be strictly controlled and limited to appropriate development (including limited local needs affordable housing on exceptions sites which accords with Policy CS11 in accordance with Policy CS5 and National Planning Policy, unless very special circumstances can be demonstrated; Identify RAF Cosford and museum as a major developed site within the Green Belt and set out guidance for (re)development proposals. Criteria will include height, massing and proportionality guidelines in order to control the impact on the openness of the Green Belt and the purposes of including land within it in line with the objectives set out in PPG2 and emerging draft National Planning Policy Framework which applies more broadly to previously developed sites).
Why we have chosen this Policy Direction There is a commitment in Policy CS5 to set out the more detailed approach to development within the Green Belt. As part of this there is a need to identify in more detail the boundaries of Green Belt and where and what types of development may be acceptable within the context of needing to
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safeguard the Green Belt whilst still promoting rural community sustainability. The provisions for rural affordable exceptions housing are a significant part of this approach. National guidance indicates that Green Belt boundaries should not be altered on an adhoc basis and that the development plan provides the mechanism for review. In line with current guidance in PPG2 and draft NPPF, which emphasise the long term nature of Green Belt boundaries, the Council has chosen to maintain the boundaries for the Green Belt and safeguarded land identified by the Bridgnorth District Plan 2006. The Bridgnorth Local Plan made provision for long term development needs, beyond its plan period, through the identification of areas of safeguarded land at Shifnal and Albrighton. This Plan does however need to set out where, within this safeguarded land, it will make provision for development needs in the Green Belt through the allocation of sites. The large areas of safeguarded land provide substantial opportunity for the appropriate revision of the development boundaries of the key settlements of Shifnal and Albrighton as part of the Site Allocations and Management of Development (SAMDev) DPD preparation process; In addition to the release of specific sites from safeguarded land, there is a need to provide clarity in terms of acceptable scales and locations for development elsewhere and, for this reason, the Plan will need to identify the role of Green Belt settlements, including those which are excluded from Green Belt by means of a development boundary. Additionally there is a need to identify the major developed site of RAF Cosford, an existing military major developed site as highlighted by Core Strategy policy CS5. Responses to Core Strategy consultations highlighted a need to make special provision for RAF Cosford as an operational base with an associated museum facility, including need to need to consider additional employment opportunities to deal with the consequences of possible scaling down or closure of the base. At this stage however there is no concrete information on proposals for the Base and it is considered that should there be a major change in the operation and needs of the military base that this would be best dealt with as exceptional circumstances.
Evidence Base Bridgnorth District Local Plan 1996 -2011- Adopted Plan for the former Bridgnorth District Council area which identified detailed boundaries of Green Belt and Safeguarded land.
Issues & Options Feedback (You’ve told us) Safeguard all Green Belt throughout Shropshire; It is essential that the Green Belt and identified development boundaries are respected with the current clear distinction between the urban and rural areas maintained; Consideration should be given to creation of a green belt/ reinstatement of a development protection zone around Telford.
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What national policy and other relevant strategies tell us Planning Policy Guidance 2 Green Belts (PPG2) provides the framework for the approach to Green belt with the fundamental aim preventing urban sprawl by maintaining the openness of the Green Belt and strictly controlling development with greater restriction than in other countryside; The approach in PPG2 is supported by the Draft National Planning Policy Framework which reiterates that inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. It does however include new categories of development which may be acceptable including: infilling or partial or complete redevelopment of previously developed sites (as opposed to solely major developed sites ) and development bought under a Community Right to Build Order; Planning Policy Statement 3 Housing (PPS3 (PPS 3) which requires the Council to take a positive approach to providing affordable housing to meet the needs of rural communities influences the approach to affordable housing provision in the Green Belt.
Feedback from Sustainability Appraisal The policy will help to deliver local housing needs and sustainable economic development on appropriate land in a way which is consistent with the requirements of Green Belt policy; The policy is intended to deliver limited development in a manner which is sensitive to the need to maintain the open-ness of the Green Belt where this will help to deliver greater community sustainability.
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MD9 – Managing Development in the Countryside
Proposed Policy Direction - Key Elements General Criteria Provide guidance to ensure that all new development in the countryside is appropriately designed and located. Protection of the heritage, landscape and biodiversity asset will be important considerations and the relevant requirements of Policy MD14 (Natural Environment), Natural and Historic Environment SPDs and the AONB Management Plan will need to be taken into account. Conversion of Rural Buildings Provide guidance to set out the circumstances where conversion of buildings in the countryside will be appropriate. This will support the conversion of suitably located and soundly constructed rural buildings to economic uses and conversions which contribute to provision of affordable housing or other uses appropriate to a rural area. Within the Green Belt, where there are more stringent controls over new development, the additional criteria applicable to conversions / re-use of buildings in Green Belt will be set out; In respect of proposed open market residential uses additional criteria will be set out which support conversion of buildings to residential use where high sustainability standards are met and the building: is of a design and form which is of merit for its heritage and/or architectural value, as a landscape feature or for its contribution to local distinctiveness; requires minimal alteration or rebuilding and the creation of residential curtilage would not adversely impact on local landscape character. It is intended that the Policy will identify removal of Permitted Development Rights to allow control over subsequent extensions and alterations to seek to ensure that the value of the building as a landscape and/or heritage asset is maintained; Criteria will cross reference the role of Part 2 of the Sustainability Checklist, the Shropshire Historic Farmsteads & Landscape Characterisation Project and guidance in the Historic Environment DPD in informing decision making and implementation of conversion policy; Set out the circumstances where the conversion of holiday let dwellings to other uses (including permanent dwellings) is appropriate and identify sequentially preferred alternative uses in line with those identified in Policy CS5. Where the existing holiday accommodation is: of permanent construction; has acceptable residential amenity standards and is suitable for full time occupation under the relevant legislation it is proposed that conversion to affordable housing will be the preferred residential use. Open market dwellings will only be acceptable where the building would meet the criteria for open market rural building conversion set out above. Where open market residential use is accepted an affordable housing contribution in line with the requirements set out in Policy CS11 will be
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MD9 – Managing Development in the Countryside required; Provide guidance to set out the circumstances where the sub-division of existing dwellings in the countryside will be appropriate including where there are no significant associated residential amenity impact issues and sub division will provide for evidenced local housing need and promote community sustainability. Large Scale Agricultural or Horticultural Development Provide guidance to set out the criteria and circumstances when and where large scale buildings in the countryside will be appropriate, including where local infrastructure will be able to meet the needs of the development and there will be no unacceptable impacts on: countryside character and distinctiveness; environmental quality and existing residential amenity. Rural Workers Dwellings The circumstances when rural workers dwellings, including temporary dwellings such as caravans or mobile homes, will be acceptable will be set out. Dwellings to house agricultural, forestry or other essential countryside workers will only be permitted where relevant financial and functional tests (currently set out in Annexe A, PPS7) are met and there are no other existing ( or recently existing)suitable and available affordable dwellings or other buildings which could meet the need; Set out requirements in approving applications for essential rural workers dwellings) and criteria for the lifting of agricultural occupancy conditions. These will seek to prevent existing rural workers’ dwellings being lost from the stock of available rural workers’ dwellings and provide that occupancy conditions may be attached to existing unrestricted dwellings (as well as the newly permitted unit). All essential rural workers’ dwellings permitted as an exception to normal policy in the countryside will be subject to occupancy conditions and will be treated as affordable housing (including permitted development rights and size restrictions), with the requirement that if for any reason it is accepted that the dwelling is no longer required as an essential rural workers’ dwelling within the terms originally permitted, then it will be made available as an affordable dwelling ( as set out in the Type & Affordability of Housing SPD) unless it can be demonstrated that it would not be suitable. Where unsuitability is demonstrated a financial contribution to the provision of affordable housing will be required. Replacement Buildings Set out specific criteria for replacement buildings in the Green Belt in line with national guidance; Make it clear that in assessing proposals for replacement buildings that local character, and location, scale, form, massing, design and materials will be key considerations with the original used as the starting point; Provide guidance to set out the circumstances where replacement
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MD9 – Managing Development in the Countryside dwellings will be appropriate. As part of this there will be a need for applicants to establish that the existing dwelling was a permanent structure with an established continuing residential use. Permitted development rights in relation to replacement dwellings will normally be removed to allow control over subsequent extensions; With regard to replacement of buildings for employment uses, business economic sustainability criteria will be considered as part of the case for the need for a particular design /or scale of a replacement building where this differs significantly from the original; Criteria will seek to ensure that existing buildings which are heritage assets and/ or contribute to local character and distinctiveness are only replaced where repair or other alteration is not a viable alternative and that the replacement which is permitted is appropriately designed and respects local character.
Why we have chosen this Policy Direction It seeks to add further detail to Core Strategy Policy CS5 which provides the basis for a positive, flexible and locally responsive approach to rural development, whilst still resisting inappropriate development. There is a need to maintain strict control over new housing and other inappropriate development in the countryside whilst seeking to enable a sustainable approach to rural communities and promotion of the vitality of the economy. As part of this approach Policy will seek to facilitate appropriate affordable housing and development which supports the rural economy whilst maintaining local character and distinctiveness. Conversion of Rural Buildings Shropshire has a wealth of traditional rural buildings, such as individual barns and barn complexes, which can be important landscape features and form part of the heritage resource but may no longer be particularly suitable for their original agricultural purpose. Alternative uses can help ensure that these buildings are retained and are generally encouraged by Policy. There are particular pressures for the residential conversion of some of these buildings and the Policy recognises this and seeks to manage development proposals. The policy does allow for greater flexibility regarding the building types suitable for conversion where this enables appropriate development, such as employment uses and affordable housing, which supports rural economic diversification and social sustainability; It has been agreed with English Heritage that decision making on conversion proposals will be informed by relevant evidence, in particular the West Midlands Historic Farmstead & Landscape Project. The commitment made to English Heritage is that that the Policy will enable ’quality control’ of conversion proposals by requiring consideration against criteria set out in the Sustainability Checklist Tool.
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Large Scale New Buildings A key local issue is the increasing industrialisation of agriculture and large scale agricultural/ horticultural operations and developments and the potential impact of this on the Shropshire countryside. It has created pressures for new larger scale buildings in rural areas and applications, for example for large scale poultry rearing enterprises, have been controversial. There is a need to achieve control over new development in the countryside whilst seeking to support agriculture and the benefits that it has for the local economy. As such there is a need to balance impacts on local residents, countryside character and distinctiveness with economic sustainability. Rural Workers Dwellings Currently well tested, established and comprehensive criteria for the evaluation of applications for agricultural workers dwellings (including for temporary permissions) are set out in PPS7. This approach has also been incorporated in existing Core Strategy Policy and in the Type and Affordability of Housing SPD adopted in March 2011. The Draft National Planning Framework, whilst identifying that essential need for rural workers to live near their place of work should be considered special circumstances for permitting dwellings in the countryside, does not include the detailed assessment criteria set out in PPS7. Therefore the inclusion of such criteria in Policy and associated SPD will continue to provide necessary clarity for the consideration of such applications. The Policy also highlights that rural workers dwellings, are essentially a specialist type of affordable dwelling and will be treated in a similar way when considering proposals. Replacement Buildings Proposals for replacement of buildings can significantly impact on the character and nature of the countryside and there is a need to set out scale, design and other appropriate criteria. Additionally, proposals may relate to buildings of character which contribute to the local distinctiveness and landscape heritage and therefore, it is important to ensure that policy recognises and seeks to manage any negative impacts associated with the potential loss of these buildings, whilst providing for the replacement of damaged, substandard and inappropriate structures and facilitating appropriate rural economic diversification and economic development.
Evidence Base Mathew Taylor Review of the Rural economy and Affordable Housing (Living Working Countryside 2008 considers the challenges facing rural areas and provides a ‘vision of a living, working sustainable countryside’. The report sets out how the planning system can play its role in ‘realising the vision of mixed, thriving and sustainable rural communities – a living, working countryside’;
Shropshire Historic Farmsteads & Landscape Characterisation Project part of a regional project involving the mapping and characterisation of Shropshire Farmsteads, defining roles and change, with an Area & Site
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Assessment Framework to inform policy and future change. This is designed to be coupled a National Farmsteads Toolkit which seeks to promote the sustainable use and management of traditional farm buildings in their landscape context through the thorough understanding of local context and potential for and sensitivity to change; Statement of Common Ground with English Heritage –Shropshire Core Strategy Examination Document sets out commitments that Shropshire Council has made in respect of its approach to Rural Building Conversion Policy development, including use of findings of the Historic Farmsteads & Landscape Project to develop a locally nuanced, more detailed approach to rural building conversion in the SAMDev DPD and the planned Historic Environment SPD; The Shropshire Hills AONB Management Plan 2009-2014 is a delivery mechanism for ensuring that the needs of the AONB are considered in detail; Development , Demographic and Economic trends 1998 -2008 (Shropshire Council 2010) and Spotlight on the Shropshire Economy Economic Assessment June 2010 set out base data on Shropshire trends, economic influences and other demographic and social characteristics. It therefore provides key evidence for identifying issues and opportunities, developing a locally tailored approach to policy development focused on sustainable rural communities; Shropshire Type & Affordability of Housing SPD supplements the Core Strategy and provides detailed guidance to support housing delivery and inform the approach to residential development in order to meet sustainable development aims, including the provision of affordable housing and other specialist accommodation which meets the housing needs of all sections of the community.
Issues & Options Feedback (You’ve told us) More liberal approach to development in the countryside that enables communities to become more sustainable welcomed. The sensitive development of rural industries and appropriate businesses will be essential for the support of sustainable communities; Review of Green Belt and countryside policies to ensure that development can be located in the most sustainable areas. Policies need to be flexible to ensure that housing need can be met over the whole Plan period; Development should be linked to employment to limit carbon impacts associated with lack of rural employment and commuting; Importance of controlling impact on and, protecting the character of settlements in, their countryside setting highlighted both for its own sake and as a tourism resource highlighted. Important landscape should be protected and enhanced. Suggested that Shropshire Council should adopt a policy which supports low impact development in the countryside;
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The policy approach needs to respond to the existence of the Shropshire Hills AONB and the primary purpose of protecting and enhancing its natural beauty; Policy should be flexible enough to be able to deal with the implications of any change in national agricultural policy and development requirements, particularly in respect of new employment opportunities; Agricultural land should be protected to allow for future need for greater self sustainability; Development of rural I.T and telecommunications infrastructure should be supported; There should be criteria to control the detrimental impact of and manage large scale agricultural and horticultural development. Approach should also consider the relationship of new residential development to existing livestock production sites and whether this is appropriate in respect of potential amenity impact issues; Important that old farm buildings can be brought back into beneficial use as this will secure their retention, maintenance and improve their appearance and that of the surrounding countryside and policy should facilitate this. Policies need to reflect conversion of redundant farm buildings for enterprise and for affordable housing to reflect national proposals. Concern however that proposed Developer Contributions policy will make schemes unviable and severely restrict redundant farm buildings coming forward for open market housing.
What national policy and other relevant strategies tell us The overarching Core Strategy Policy CS5 is consistent with national policy in PPS1 and 7, in that development proposals should be based on sustainable development principles. The need to protect the countryside and Green Belt, as in PPG2, PPS4 and PPS7, is also central and given significant emphasis; Policy CS5 sets out criteria applying to all types of development in the countryside, highlighting the need to protect character and, in line with PPS 7, seeks to promote not only conservation but to facilitate the economic and social well being of the countryside, including designated areas and their communities; Planning Policy Statement 1- Delivering Sustainable Communities (PPS1) seeks that that planning should facilitate and promote sustainable and inclusive patterns of rural development and that development proposals should be based on sustainable development principles; Planning Policy Statement 3- Housing (PPS3) sets out housing policy objectives, including affordable housing; Planning Policy Statement 4 Planning for Sustainable Economic Growth (PPS4) which has replaced significant elements of PPS7, identifies that sustainable economic growth is the government’s overarching objective in order to raise the quality of life and the environment in rural areas by
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promoting thriving, inclusive and locally distinctive rural communities. In supporting economic development in rural areas it requires that countryside is protected and that there is strict control over new development in countryside outside settlements. The PPS sets the framework for the conversion of rural buildings, replacement buildings and rural diversification and tourism developments; Planning Policy Statement 5 Planning for the Historic Environment (PPS5) sets out the Government's objectives and planning policies for the conservation of the historic environment, with the overarching aim that the historic environment and its heritage assets should be conserved and enjoyed for the quality of life they bring to this and future generations; Planning Policy Statement 7 Sustainable development in rural areas (PPS7) seeks to guide decisions on development proposals and promote sustainable development in rural areas by providing a framework which requires integrated consideration of economic health, social inclusion and broad environmental sustainability, including prudent resource use. It currently sets out the approach to countryside protection, agricultural development and diversification and the detailed approach to criteria for agricultural workers dwellings; The approaches in PPS1, PPS4 & PPS 7 are supported by the Draft National Planning Policy Framework which emphasises a presumption in favour of sustainable development and growth, considering economic, social and environmental factors. The Framework, whilst retaining control over isolated housing in the countryside, provides for residential development which would ensure the future of buildings of special architectural or historic interest and residential reuse of disused buildings where this leads to enhancement of immediate surroundings.
Feedback from Sustainability Appraisal The policy will regulate development to meet local housing needs and support deliver appropriate sustainable economic development to support the diversification of the rural economy; The policy provides guidance to deliver development which protects the natural and historic environment, incorporates appropriate sustainable design measures and which is sensitive to the local context.
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MD10 - Infrastructure Provision
Proposed Policy Direction - Key Elements: Existing Infrastructure Development should only take place where there is existing infrastructure capacity or where the development includes measures to address a capacity shortfall identified in the LDF Implementation Plan or Place Plans; Ensure that existing strategic infrastructure is safeguarded and establish buffer zones to prevent restrictions on its continued operation and potential expansion being undermined by the encroachment of incompatible uses on adjacent land;
New Strategic Infrastructure Support the development of new strategic infrastructure where this would help to address infrastructure requirements or community aspirations identified in the LDF Implementation Plan or Place Plans and where impacts on the local community and Shropshire’s natural and historic environment can be satisfactorily controlled. Identify general assessment criteria which will apply to all forms of strategic infrastructure; Identify specific criteria which will also apply to particular forms of infrastructure development, for example: o Support renewable energy infrastructure where the contribution to Shropshire’s carbon and renewable energy performance outweighs the potential for other adverse impacts. Highlight key issues for different forms of renewable energy generation (e.g. wind turbines and aircraft safety);
Why we have chosen this Policy Direction To help deliver sustainable communities in Shropshire, we need to support the delivery of infrastructure to address existing capacity shortfalls which are identified in the Implementation Plan or Place Plans; We also need to ensure the continued operation of existing strategic infrastructure which makes an essential contribution to sustainable communities in accordance with national guidance (draft National Planning Policy Framework); Finally, we need to identify more detailed criteria as a benchmark against which to assess applications for specific types of infrastructure and to supplement existing guidance in Core Strategy Policy CS8, the LDF Implementation Plan and Place Plans;
Evidence Base The LDF Implementation Plan for Shropshire 2011-12 provides clarity on the infrastructure requirements for Shropshire’s settlements, to support the
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LDF, based on information within the eighteen Shropshire Place Plans. It also identifies where developer contributions will be sought, and the general principles the Council will use in determining whether infrastructure needs will be met through Section 106 Agreements, CIL or direct developer funding. Finally, it identifies the strategic and local priorities for CIL funding in the year ahead; Shropshire Place Plans identify the local priorities and infrastructure requirements for each of Shropshire's communities. There are 18 Place Plans for Shropshire, based on the County's network of market towns and their surrounding areas. The Place Plans are being developed by Shropshire Council in partnership with local communities, Parish and Town Councils and local infrastructure and service providers;
Issues & Options Feedback (You’ve told us) Sustainable communities need adequate infrastructure to address existing capacity problems and support future growth; We need to encourage renewable energy generation, subject to appropriate controls over the different potential technologies; We should encourage investment in sustainable transport infrastructure and better communications to address transport related carbon emissions;
What national policy and other relevant strategies tell us We should work with other stakeholders to assess the quality and capacity of strategic and local infrastructure and its ability to meet forecast demands. We must ensure that there is a reasonable prospect that planned infrastructure is deliverable in a timely fashion. Infrastructure and development policies should be planned at the same time; We should help to deliver radical reductions in greenhouse gas emissions, through the delivery of renewable and low-carbon energy infrastructure (Draft National Planning Policy Framework). The UK has agreed a target to achieve 15% of its energy consumption from renewable sources by 2020 (2009 Renewable Energy Directive). The development of renewable energy generation infrastructure will make a vital contribution to these targets (PPS 22) and we must therefore encourage renewable technologies (Climate Change supplement to PPS 1). Whilst we cannot constrain or rule out particular renewable energy technologies, we should develop specific policy guidance for those technologies most appropriate to Shropshire. Small scale renewable energy developments should be allowed in sites with national designations provided there is no significant environmental detriment to the designated area (PPS 22);
Feedback from Sustainability Appraisal Safeguarding the continued operation of existing strategic infrastructure and supporting the development of new strategic infrastructure in appropriate locations will make a positive contribution to a strong and sustainable economy throughout Shropshire;
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Supporting the development of new renewable energy infrastructure in appropriate locations will make a strong positive contribution to reducing Shropshire’s carbon footprint;
The policy seeks to ensure that the development of new strategic infrastructure does not generate unacceptable adverse impacts on Shropshire’s environment and communities.
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MD11 - Existing Employment Areas & Established Employment Sites
Proposed Policy Direction - Key Elements: The County’s most sustainable and valued employment areas, within Shrewsbury and the market towns, will be identified on the Proposals Map. These areas will maintain their role and function as locations for the development and retention of employment uses; Within these areas: o Planning applications for B1 (Business), B2 (General Industrial) and B8 (Storage & Distribution) uses and compatible waste management uses will normally be permitted; o Non Class B / quasi-retail uses such as car showrooms, tyre and exhaust centres, and builders merchants will generally be considered acceptable. Trade Counters will only be permitted where the trade counter use is clearly ancillary to the main employment use; o Ancillary facilities and services such as cafes, sandwich bars, and day care nurseries will also be permitted where they would support enterprise and improve the functionality of an employment area; o In exceptional cases, other non Class B employment uses may be permitted where they would be of substantial community benefit and their development in this location would be in the best interests of the town; o Class A1 retail uses will not normally be permitted. In exceptional circumstances, the extension of existing employment areas for B1, B2 & B8 uses will be permitted on suitable, adjoining sites and where there would be no adverse impact on neighbouring uses, the environment or local highway network and other infrastructure; On established employment sites outside settlements, the retention of employment uses / existing established businesses will be favoured. Proposals by established businesses to expand their operation will be supported where this is judged to be the most sustainable option and relocation to an existing or allocated employment site within a settlement would not be more appropriate; Proposals to redevelop employment sites outside settlements will be considered on their merits. Planning permission for alternative uses is unlikely to be granted unless it can be demonstrated that future employment use would be unviable, and the proposal would bring substantial community benefit and be in the best interests of the of the local community.
Why we have chosen this Policy Direction This policy will form the key element of the economic development and employment strategy described in the Core Strategy;
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This policy identifies appropriate uses to be developed on established and new employment land to promote Shropshire as a business location and to support the development and growth of key business sectors. The policy will operate in conjunction with Policy MD3 to identify and deliver a rolling programme of readily available employment land in the County.
Evidence Base Shropshire Sustainable Community Strategy Evidence Base (2008); provides the statistical evidence base for demographic, social and economic trends in Shropshire. Shropshire Economic Assessment (2008); provides economic and labour market information to provide a current and comprehensive assessment of the Shropshire economy including economic trends and key developments within the County. Shropshire Employment Land Review (2011); provides an assessment of the demand and supply of employment land and premises in the County and informs decisions on the scale and distribution of new employment land in Shropshire to 2026. District Employment Land Studies (Bridgnorth 2005, Shrewsbury & Atcham 2005, Oswestry 2006, North Shropshire 2007 and South Shropshire 2007); individual district based studies that precede the Shropshire Employment Land Review. Shropshire Annual Monitoring Reports; provide annual commentary on the employment land supply and development trends in the County.
Issues & Options Feedback (You’ve told us) Employment in the local area should be top priority, more incentives are needed to attract small business to the area, as there is fierce competition from surrounding areas; It is important that policies within the evolving Local Development Framework protect established employment areas from inappropriate development; “Business Parks” and “Industrial Estates” provide employees with access to services and are locations where similar businesses exist or may locate and should be encouraged, whilst isolated commercial and industrial development in rural locations should be discouraged; More guidance is required to encourage small sustainable work opportunities within our communities and to identify the land and infrastructure which is needed to provide and encourage economic development.
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What national policy and other relevant strategies tell us Planning Policy Statement 4 (PPS4) Planning for Sustainable Economic Growth identifies the range of uses that are defined as ‘economic development’. The objective to support this broad definition of ‘economic development ‘ is to be balanced in this policy with the need to deliver more sustainable patterns of development. This is to be achieved in part by managing the location of those uses which generate significant demand and increase the need to travel; The approach in PPS4 will be supported by the Draft National Planning Policy Framework which encourages local councils to meet the needs of business, to help make the economy fit for purpose and have a clear economic strategy to support sustainable growth.
Feedback from Sustainability Appraisal The policy seeks to protect and regulate existing employment areas to help attract appropriate inward investment and deliver sustainable economic development; The policy contributes positively to the delivery of greater community sustainability by maintaining the role and function of existing employment areas which support the retention of a sustainable network of accessible services; The policy contributes positively to the efficient use of land by protecting and regulating the development of existing employment areas.
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MD12 – Vital and Viable Town Centres Proposed Policy Direction – Key Elements: Support Shropshire’s network of Strategic, Principal and District Centres, as identified in the Core Strategy, by: o Focussing new retail development into Primary Shopping Areas, to be defined on the Proposals Map; o Where relevant, define primary and secondary retail frontages within Primary Shopping Areas; o Ensuring significant retail and leisure development proposals outside Primary Shopping Areas are accompanied by suitable Impact Assessments; and o Where appropriate, apply restrictive conditions to approved retail applications outside of town centres
Primary Shopping Areas Define Primary Shopping Areas for each identified centre, within which there will be: o a presumption in favour of retail proposal, appropriate to the role and function of the centre, which improves the overall provision of the centre; o a presumption against changes of use away from A1 (shops), A2 (Financial and Professional Services) and A3 (Restaurants and Cafes); o an expectation that all proposals maintain an active and continuous shopping frontage Define Primary and Secondary Shopping Frontages for Shrewsbury, including the identification of the Riverside area within the Primary Shopping Frontage area.
Retail Impact Assessments Applicants will be required to complete and submit, as part of their planning application, a Retail Impact Assessment for locally significant retail proposals in edge or out of centre locations. It is proposed the following floorspace thresholds are used to determine the significance of proposals and therefore whether a Retail Impact Assessment will be needed: o Strategic Centre (Shrewsbury) – 500sqm gross floorspace and above; o Principal Centres – 300sqm gross floorspace and above o District Centres – 200sqm gross floorspace and above The Council will refuse applications where it is considered the impact on the town centres is likely to be significant, or where it is considered the scope of the Retail Impact Assessment is insufficient. Retail Impact Assessments should have regard to the degree of impact on locally distinctive features and assets, as well as to the impact on committed and planned investment in centres and other criteria contained in national planning guidance.
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Why we have chosen this Policy Direction Policy Direction MD12 supports the delivery of Core Strategy Policy CS15, which has already established Shropshire’s network of town and rural centres, set their broad role, established retail and office targets for Shrewsbury, and clearly established the Council’s preference for a ‘town centre’ first approach to retail development; Policy Direction MD12 provides further information on the issues we think will be important to support Policy CS15, and to fulfil the requirements set out in Planning Policy Statement (PPS) 4 and the emerging National Planning Policy Framework; The proposed policy direction states the SAMDev will define Primary Shopping Areas for each centre. This is a well established way of effectively managing development uses within town centres, enabling them to consolidate and improve their role as main retail destinations; Each centre, with the exception of the Minsterley and Pontesbury combined centre, has an existing Primary Shopping Area defined by the former Local Plans. Along with advice from local Retail Studies, these existing areas will be the starting point for determining new boundaries if necessary. The preparation of a new Primary Shopping Area for Minsterley and Pontesbury will be considered if it considered necessary to manage retail development appropriately; It is the intention to provide a distinction between primary and secondary retail frontage within the Shrewsbury Primary Shopping Area, and to provide guidelines on the scope of potential uses within these areas. Doing so will not only support Shrewsbury’s strategic role, but will allow the Primary Shopping Area to be managed in a more flexible manner, without compromising on the general presumption of support for retail uses; Our approach to Retail Impact Assessments is outlined. Retail Impact Assessments are already an established part of many retail applications, and are used by applicants to assess the impact, in retail terms, of their proposals on existing town centre uses. Guidance on the preparation of Retail Impact Assessments is contained in PPS4; There is recognition that the size and role of a centre plays is a key factor in determining the likely impacts of edge and out of centre retail development, and therefore the policy direction proposes a tiered approach to determining the need for Retail Impact Assessments to be prepared.
Our Evidence Base tells us: Shrewsbury Retail Study (White Young Green 2010) - Indicates the retail capacity of Shrewsbury up to 2026; suggests alterations to the Primary Shopping Area and to Primary and Secondary Retail Frontages, and proposes indicative floorspace thresholds for the requiring Retail Impact Assessments;
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North Shropshire Town Centre Health Check and Retail Assessment 2008 (White Young Green) – Provides advice on retail capacity and the extent of Primary Shopping Areas for Whitchurch, Market Drayton, Wem and Ellesmere; South Shropshire District Retail and Leisure Study (White Young Green 2007) - Provides advice on retail capacity and the extent of Primary Shopping Areas for Bishop’s Castle, Cleobury Mortimer, Church Stretton, Craven Arms and Ludlow; Bridgnorth District Retail and Leisure Study (White Young Green 2007) - Provides advice on retail capacity and the extent of Primary Shopping Areas for Albrighton, Bridgnorth, Broseley, Much Wenlock Highley and Shifnal; Oswestry Retail Study Update (Nathaniel Lichfield and Partners 2008) - Provides advice on retail capacity and the extent of Primary Shopping Areas for Oswestry town; Shrewsbury Vision Regeneration Framework (Broadway Malyan 2011) – Provides a framework for a series of ‘areas of change’ in Shrewsbury, including the ‘Heart of Shrewsbury’, and the Riverside and West End areas of the town.
Issues & Options Feedback (You’ve told us) Town centres should be the focus for recreation/retail/leisure and commercial activity in a town, and could accommodate some commercial development; Local Authorities should upgrade local services and infrastructure in town centres in order to encourage developers to build there; There should be a continuation of the sequential testing for the allocation of retail development out of the town centre; The identification of primary retail centres and restrictions on development of conflicting retail growth points would provide a really positive support for our market towns; LDF Policies need to reflect changes at national level to restrict out of town development at the expense of local traders based in Town Centres.
What national policy and other relevant strategies tell us Planning Policy Statement (PPS) 4 states that Local Authorities should define primary shopping areas for their centres and consider distinguishing between realistically defined primary and secondary frontages in designated centres; Local Authorities should consider setting floorspace thresholds for the scale of edge-of-centre and out-of-centre development which should be subject to an impact assessment; The Draft National Planning Policy Framework (NPPF) will replace PPS4 and includes a range of measures to promote the vitality and viability of
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town centres, including the need to: define Primary Shopping Areas within defined centres; establish a locally responsive response to floorspace thresholds for the preparation of Impact Assessments; and, setting policies for the determination of applications which cannot be accommodated in or adjacent to town centres.
Feedback from Sustainability Appraisal The policy makes positive contribution to the promotion of a strong and sustainable local economy by protecting and regulating town centre uses to help deliver appropriate inward investment and to help maintain the contribution from existing businesses; Focussing employment, retail and community activity in existing town centres helps to minimise the need to travel and improve accessibility by public transport. As a result the policy may also help to reduce carbon emissions from transport; The policy makes positive contribution to the protection of locally distinctive features and assets, including the historic environment, which in turn helps to maintain the distinctiveness of Shropshire’s market towns.
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MD13 - Tourism facilities and visitor accommodation
Proposed Policy Direction - Key Elements: Provide guidance to ensure proposals requiring a countryside location compliment rural character and scenic/environmental qualities and meet adopted, and emerging SAMDev, policy requirements for development in the countryside and, where applicable, the Green Belt; Set out preference for the re-use of suitable existing buildings to house facilities, ensuring proposals requiring new buildings identify that no existing buildings are available/suitable and needs are not met by existing facilities; Set out guidance to ensure marina development proposals can demonstrate the need for the development, the benefits of the proposal, and the capability of the canal network to accommodate the development. Set criteria to ensure proposals are in appropriate locations and have regard to scale, accessibility, surrounding character, and impact on the landscape, recognising the constraints that are placed on the location of marina development. Identify canal lines to be protected on the proposals map.
Visitor accommodation: Provide guidance to ensure new and extended touring caravan and camping sites are well screened and sited to mitigate the impact on the visual quality of the area through the use of natural on-site features, site layout and design, and planting; and that the local road network is capable of accommodating the type and level of traffic generated. Set out guidance to ensure proposals for more permanent forms of accommodation such as static caravans, chalets and log cabins, and all proposals including ancillary permanent structures, are also of high quality in layout and design, accessible, meet a need, and are economically viable/beneficial. The type and scale of ancillary development should be consistent with the scale of accommodation proposed and existing buildings should be used where possible. Ensure proposals have regard for the cumulative impact of visitor accommodation on the scenic qualities of the area as well as the over intensification of the site. For extensions to existing sites set guidance to ensure regard is also had for the need for the extension and the benefit to the business. Set out guidance to restrict occupancy and use to ensure that sites developed for visitor accommodation remain in tourism use.
Why we have chosen this Policy Direction This policy direction seeks to ensure development supports the aims of the Policy CS16 of the Core Strategy by supporting appropriate development of
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tourism and visitor accommodation facilities but also in protecting the qualities that make Shropshire an attractive place to live and visit. Policy CS16 supports proposals that can enhance the economic, social and cultural value of canals. The policy direction seeks to guide marina development to sustainable locations whilst recognising technical constraints to their location regarding water resource, navigational safety, and topography. It is also important to ensure ancillary development for marinas is closely related to marina development in terms of function and scale. Core Strategy Policy CS16 already highlights that visitor accommodation in rural areas should be of an appropriate scale and character, close to or within settlements, or an established and viable tourism enterprise where accommodation is required and advocates the re-use of existing buildings. The Policy Direction provides further guidance to supplement and support the Core Strategy. All proposals for either temporary visitor accommodation (such as touring caravan, camping sites) or accommodation of a more permanent nature (such as static caravans, log cabins, chalets, holiday villages etc) should be well sited to reduce their impact on the scenic qualities and infrastructure in the area. More permanent forms of accommodation, which are recognised as having greater impact on the countryside, should be landscaped to a high quality, have regard to accessibility and be justified in terms of economic benefit. Schemes will have to meet design and efficiency requirements of Core Strategy Policy CS6 and other emerging SAMDev policies. The policy direction seeks to limit the effects of the cumulative impact of rural visitor accommodation, such as within the Severn Valley where there are a number of existing chalet developments in prominent locations. It is important to limit impacts of new and extended sites in areas where cumulatively the impacts would outweigh any economic benefits. In areas of recognised scenic value proposals must pay particular regard to the qualities of the area in line with Core Strategy Policies CS6 and CS17. The policy direction seeks to restrict these forms of visitor accommodation to holiday use. Chalets/static caravans etc that are given permission as holiday accommodation are usually in locations that would not be considered acceptable for residential use. The loss of holiday accommodation to permanent residential use also impacts on the tourism offer for visitors and reduces the likely positive economic benefits to the area.
Evidence base
The Shropshire Tourism Economic Impact Assessment Report (2007) highlights that visitor trips to caravan/camp sites provide around 35% of the overall overnight accommodation trips recognising the key role played by this form of accommodation. Overnight visitors contribute around twice as much per capita as day visitors. The Draft Tourism Strategy for Ludlow and the Shropshire Hills (2011) aims to promote and manage a high quality sustainable tourism offer within the
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AONB and wider southern area of Shropshire whilst protecting the scenic and heritage qualities. Access to the countryside is vital to the offer within Shropshire as around 2.9 millions visitors per year name walking in the countryside as part of their visit to Shropshire (Countryside Access Strategy for Shropshire: 2008- 2018 (2008)) Evolution, revolution and innovation: A cultural strategy for Shropshire and Telford & Wrekin (2009) identifies a sustainable tourism vision to build on the assets of Shropshire to create a sense of place for visitors.
Issues & Options Feedback (You’ve told us) o Need to support tourism as an important part of the economy whilst ensuring control of the development of tourist facilities to limit the impacts on the scenic qualities and character of the countryside; o There is concern over the proliferation of touring caravan developments and chalet parks and the effect on visual amenity and local infrastructure, in particular, but also recognition that they can also provide positive contribution to Shropshire’s economy; o The beauty of the countryside and historic character of the area are key aspects of the tourism identity and should be recognised and protected.
What national policy and other relevant strategies tell us PPS4 sets out the requirement to positively plan for appropriate tourism development and visitor accommodation but ensure the impacts of new/expanded caravan sites are minimised; The Good Practice Guide on Planning for Tourism (2006) recognises that some tourism assets are not necessarily easily accessible by public transport but the benefits of such schemes should be recognised; The Draft National Planning Policy Framework (NPPF) highlights that a positive approach should be taken to supporting the sustainable growth of rural businesses and the provision and expansion of tourist and visitor facilities in appropriate locations. Canal side development can support the tourist and economic value of canals although canals are recognised as not being ‘footloose’ assets (TCPA Policy Advice Note: Inland Waterways, 2009)
Feedback from Sustainability Appraisal The main purpose of the policy is to support and enhance Shropshire’s tourism economy by providing clear guidance about tourism development and visitor accommodation; The policy seeks to ensure that the development of new tourism facilities and visitor accommodation does not generate unacceptable adverse visual and landscape impacts.
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MD14 - Protecting and Enhancing Shropshire’s Natural Environment
Proposed Policy Direction - Key Elements: Provide guidance to ensure that ecological networks, Nature Improvement Areas (or other landscape-scale biodiversity priority areas), biodiversity sites, habitats and species of recognised value are protected, enhanced, restored, reconnected or created, in a way consistent with the hierarchy of international, national and local designations and the Shropshire Biodiversity Action Plan; Provide guidance to ensure that sites and areas of recognised geo-diversity value are protected and that opportunities to secure geological conservation benefits are integral to planning decisions where relevant; Provide guidance to ensure that development protects valued landscapes and areas of tranquillity and respects the quality and sensitivity of local landscape character. Ensure that great weight is given to the protection of landscape and scenic beauty in the AONB. Further guidance is available from the AONB Management Plan; Provide guidance on limiting the impact of light pollution from artificial light on local amenity, intrinsically dark landscapes and nature conservation; Identify and prioritise the positive contribution which development can make to Shropshire’s multifunctional Environmental Network (Core Strategy Policy CS17) and Nature Improvement Areas (or other landscape scale biodiversity priority areas); Provide guidance to ensure that development safeguards (maintains and enhances) protected or otherwise significant trees, woodland and hedges and to ensure that development compensates for the unavoidable loss of, or damage to important trees, woodland and hedges; Identify site based development requirements which will enhance tree cover and habitat connectivity through appropriate new planting and management of the existing tree stock and hedgerow resource.
Why we have chosen this Policy Direction We need to reflect the fact that sites with international and national environmental designations have statutory protection under European and national law. Other Wildlife Sites are designated locally. Development which could adversely affect such sites must be managed in a way consistent with these legal requirements and national policy guidance. Many individual wildlife species and their habitats also benefit from statutory protection while a greater number of priority species and habitats have been identified as being under threat. This is a material consideration when making planning decisions. The same applies to trees or woodland which are protected by Tree Preservation Orders.
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Trees and woodland already deliver a range of social, economic and environmental benefits and urban trees and woodland will play an increasingly important role in adapting our towns to climate change. The value of these benefits needs to be taken into account as part of the decision making process. More detailed guidance and policy is required to supplement Core Strategy Policies CS6 and CS9, in order to ensure appropriate protection, maintenance and expansion of Shropshire’s tree, woodland and hedgerow resource. Relevant information and guidance will also be made available through documents including the SC Trees & Development Guidance Note (in preparation) and the SC Tree, Woodland & Hedgerow Strategy (to be prepared). Policy CS17 identifies the objective of protecting and enhancing environmental assets through the creation of multifunctional environmental networks. In Shropshire, as in the majority of England, this network is far from complete. Damaging fragmentation has already occurred through a range of factors, including development. Shropshire Council aims to re- establish a network for nature to provide ecosystem services such as clean water, climate regulation and crop pollination, as well as providing habitats for wildlife, recreation space and public access to the natural and historic environment. The Environmental Network for Shropshire has been mapped and will be updated annually (an overview map will be published in the SAMDev document/Natural Environment SPD and a detailed map is to be published on the council website and updated regularly). The map identifies five functional component types: core areas, corridors and stepping stones, restoration areas, buffer zones and sustainable land-use areas. We will seek to protect and reconnect the Environmental Network by ensuring that development is appropriately located and designed, having regard to the network component types present and the services they provide. In order to support the implementation of Core Strategy and SAMDev policies, further guidance will be provided in a Natural Environment SPD and guidance notes. Developer contributions and legal agreements consistent with Policy CS9 and biodiversity offsetting may be used to secure the network, both on or off site as appropriate.
Three broad aspects of landscape need to be considered in relation to development. These are the character of the land, including its physical and historical formation; its aesthetic qualities; and the cultural associations we attribute to particular localities. Landscape policies must be consistent with European Landscape Convention Guidelines. In the AONB great weight should be given to protecting landscape quality and scenic beauty. Planning permission for major developments will normally be refused except in exceptional circumstances where it can be demonstrated they are in the public interest.
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Evidence Base The Shropshire Biodiversity Action Plan identifies the species, habitats and ecosystems most at risk in Shropshire and defines the actions necessary to protect, restore, enhance and recreate biodiversity. It also emphasises the need to work in partnership at a landscape scale to help produce viable environmental networks; Shropshire Geodiversity Action Plan is concerned with all aspects of geodiversity, from rock outcrops and landscapes to historic mining features, stone buildings and museum collections. The plan lists the main issues facing geodiversity in Shropshire and sets out a series of actions to address them; The AONB Management Plan defines strategic priorities to guide action for the period 2009 to 2014 and sets out what needs to happen for the purposes of the AONB designation to be fulfilled; Shropshire Landscape Character Assessment identifies, for each landscape type, the key characteristics which contribute to local distinctiveness and community identity, and can assist in identifying priorities for enhancement and guide proposals to ensure local distinctiveness is maintained; Shropshire Historic Landscape Characterisation analyses Shropshire’s rural landscape to identify its historic and archaeological character and the historic processes that have created it; Shropshire Ecological Data Network databases contain species and habitat data providing an essential evidence base, underpinning planning policy and development management decisions. Shropshire Council’s Register of Protected Trees identifies important individual trees, groups and areas of trees and woodlands which are statutorily protected by Tree Preservation Orders.
Issues & Options Feedback (You’ve told us) Policies should not be generated unless environmental networks are clearly established, properly researched and management requirements are known and published; Visually prominent landscape should be protected; Need to focus on protecting and encouraging growth of biodiversity in large scale nature reserves and corridors; ‘Protecting the countryside for the sake of its intrinsic value’ is no longer an acceptable reason for no change when the viability of jobs and local communities is at stake; The impact of housing on sensitive landscape and biodiversity areas should be considered even if they are not directly adjacent; Protect open spaces and access for communities to walk and enjoy the countryside.
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What national policy and other relevant strategies tell us We are encouraged to promote good quality, sustainable development of an appropriate design and scale that respects and where possible enhances, local distinctiveness. We should make use of tools such as Landscape Character Assessments, Village or Town Design Statements and the design elements of Parish Plans (PPS7); Our policies should recognise the whole landscape not just the ‘best bits’, ‘finest’ or ‘protected’ landscapes. We should also recognise the ‘ordinary’, ‘everyday’ and even ‘degraded’ landscapes. It is these landscapes – suburban, peri-urban and urban areas where the majority of people live and work and they are often highly valued locally; landscape is part of everybody’s quality of life (European Landscape Convention Guidance, 2007). We should identify the location of designated sites of importance for biodiversity and geo-diversity, making clear distinctions between the hierarchy of international, national, regional and locally designated sites and identify any areas or sites for the restoration or creation of new priority habitats, and support this restoration or creation through appropriate policies (PPS9); We should conserve and enhance the natural and local environment by: protecting valued landscapes; minimising impacts on biodiversity and generating net gains where possible; and by, planning positively for the creation, protection, enhancement and management of networks of biodiversity and green infrastructure. Local Plans should identify criteria based policies against which proposals for any development on or affecting protected wildlife sites or landscape areas will be judged (Draft National Planning Policy Framework); We should take a strategic approach to planning for nature within and across local areas, guiding development to the best locations, encouraging greener design and enabling development to enhance natural networks (The Natural Choice: Securing the Value of Nature, Natural Environment White Paper 2011); We should strive, through the planning process, to help halt overall loss of Shropshire’s biodiversity by 2020 and, in the longer term, aim to move progressively from a position of net biodiversity loss to net gain. We need to establish coherent and resilient ecological networks, requiring a shift in emphasis away from piecemeal conservation actions towards a more effective, integrated, landscape-scale approach. (Biodiversity 2020: A strategy for England’s wildlife and ecosystem services, 2011);
We should plan Green Infrastructure as an integral part of the community, and recognise it as a valuable community asset or ‘common ground’ GI contributes towards creating places where people want to live and work and is an essential component of good planning for urban and rural areas, particularly in the face of climate change (NE176 – Natural England’s Green Infrastructure Guidance);
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We should contribute as appropriate to the national aims to: provide a resource of trees, woods and forests in places where they contribute most to environmental, social and economic benefits; ensure that trees woods and forests are resilient to climate change and contribute to the way in which biodiversity and natural resources adjust to a changing climate; protect and enhance the natural resources of water, air, soil, biodiversity and landscapes (woodland and non-woodland) and the cultural and amenity values of trees and woodland; increase the contribution that trees, woods and forests make to quality of life of residents, workers or visitors; promote the development of new or improved markets of sustainable woodland products and ecosystem services. The principles underlying implementation of these aims are: long-term sustainable management; the right tree in the right place; effective use of public investment; synergy with other policies. (2007 Strategy for England’s Trees, Woods and Forests and Delivery Plan 2008-12, Forestry Commission);
We should recognise the important role trees and forests have to play in our response to the challenges of climate change, both in mitigation through abatement of greenhouse gas (GHG) emissions and to adaptation. Woodland creation provides highly cost-effective and achievable abatement of GHG emissions. We should encourage sustainable woodland expansion and management and greater use of woody biomass for renewable heat and energy production. Urban trees in particular help society to adapt to climate change by providing shelter, cooling, shade and reducing storm water runoff. Tree planting should be targeted to neighbourhoods and places where people live and gather and which currently have a low tree cover. (Combating Climate Change – A Role for UK Forests, ‘The Read Report’, 2009).
Feedback from Sustainability Appraisal The proposed Policy Direction has a strong positive impact on community wellbeing, environmental management and climate change;
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MD15 - Waste Management Facilities
Proposed Policy Direction - Key Elements: Support the development of recycling, recovery and waste transfer facilities in appropriate locations including those identified in Policy Directions MD3 or MD11 where impacts on the local community and Shropshire’s natural and historic environment can be satisfactorily controlled; Provide guidance to ensure that waste management development does not generate unacceptable adverse impacts on people and the environment including: landscape, visual, noise, dust, odour, water quality, flooding or traffic impacts; Identify key development management criteria to guide applications for: - In-vessel composting or anaerobic digestion facilities; - Open air composting facilities; - Facilities for the recycling of construction and demolition materials; - Proposals to recover energy from waste; - Facilities for the handling, treatment, processing or disposal of Hazardous Wastes.
Why we have chosen this Policy Direction We need to supplement Core Strategy Policy CS19 to provide more detailed guidance for developers and communities about the management of potential impacts from waste management development; This policy has links to Policy MD3: Sites for Employment Uses, which allocates sites for a range of employment uses including recycling and other environmental industries;
Evidence Base Waste Data Overview (DEFRA June 2011): Gives an overview of the generation and management of waste in the UK; Waste Technical Background Report (Shropshire Council 2010): summarises current information about the quantities and types of waste generated in Shropshire, together with information about how this waste is managed and the capacity of local waste management facilities;
Issues & Options Feedback (You’ve told us) Policy needs to encourage county wide small scale anaerobic digestion or power generation schemes for kitchen waste in preference to incineration.
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What national policy and other relevant strategies tell us Government Review of Waste Policy in England (DEFRA 2011) sets out the Government’s key objectives and actions on waste management. These include the need for local authorities to make appropriate provision for waste management facilities in their planning documents and encouraging improved access to recycling services for smaller businesses. The Review of Waste Policy will inform the development of a draft National Waste Management Plan, including planning guidance which will replace PPS10, during 2012;
Feedback from Sustainability Appraisal Supporting waste diversion away from landfill will make a significant positive contribution to material resource efficiency and a reduction in existing carbon emissions; The Policy identifies criteria for different types of waste management facilities to try to ensure that they do not generate unacceptable adverse environmental impacts.
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MD16 - Landfill and Landraising Sites
Proposed Policy Direction - Key Elements: Establish a policy test for landfill and landraising proposals which reflects the waste hierarchy, the need to provide for waste in a way consistent with the principle of ‘equivalent self sufficiency’ and the potential impact on the completion or restoration of existing landfill sites; Highlight the information which will be required and the policy tests which will be applied to landfill or landraising proposals; Identify requirements for the satisfactory restoration and afteruse of landfill and landraising sites.
Why we have chosen this Policy Direction Whilst the Council is not proposing to allocate any new landfill sites, we need to supplement Core Strategy Policy CS19 to provide more detailed criteria as a benchmark against which to assess any applications for landfill or landraising sites during the Plan period;
Evidence Base Waste Technical Background Report (Shropshire Council 2010): summarises current information about the quantities and types of waste generated in Shropshire, together with information about how this waste is managed and the capacity of local waste management facilities; West Midlands Landfill Capacity Study 2009 Update (Scott Wilson 2009): summarises available information about the availability of landfill void space in the West Midlands, together with trends and future projections regarding the rate at which it is being consumed and its remaining life span;
Issues & Options Feedback (You’ve told us) No specific comments about landfill and land raising sites were received from consultation on Issues and Options for the SAMDev Plan;
What national policy and other relevant strategies tell us Government Review of Waste Policy in England (DEFRA 2011) sets out the Government’s key objectives and actions on waste management. These include the need for local authorities to make appropriate provision for waste management facilities in their planning documents and encouraging improved access to recycling services for smaller businesses. The Review of Waste Policy will inform the development of a draft National Waste Management Plan, including planning guidance which will replace PPS10, during 2012;
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Feedback from Sustainability Appraisal Additional landfill capacity would have a negative impact on Shropshire’s carbon emissions, and would undermine more efficient use of material resources; The policy seeks to ensure that landfill and land raising sites do not generate unacceptable adverse environmental impacts and the restoration of landfill and land raising sites can help to deliver accessible green space and opportunities for countryside recreation.
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MD17 - Mineral Safeguarding
Proposed Policy Direction - Key Elements: Highlight Minerals Safeguarding and Coal Consultation Areas on the Proposals Map. Describe the operation of the minerals safeguarding approach, including: • Identifying the operational limits of mineral deposits; • Identifying strategic mineral transport and processing facilities (safeguarded by Policy MD12: Infrastructure); • Identifying appropriate buffers against proximal development; • Encouraging the prior extraction of minerals, wherever practicable, in circumstances where it is necessary for non-mineral development to take place in Minerals Safeguarding Areas;
Why we have chosen this Policy Direction National guidance requires that we ensure that finite mineral resources are not unduly sterilised by new development; Further guidance regarding the operation of Mineral Safeguarding Areas (MSA’s) is required to supplement Core Strategy Policy CS20.
Evidence Base Minerals Technical Background Report (Shropshire Council 2010) summarises available information about the general distribution and working of mineral resources and provides more detailed information about aggregates working; Minerals Safeguarding Areas for Shropshire including Telford and Wrekin (BGS 2008) describes work carried out by the British Geological Survey on behalf of Shropshire County Council and Telford & Wrekin Council to delineate Mineral Safeguarding Areas in Shropshire and Telford & Wrekin. The report includes maps showing the extent of individual mineral resources prepared by the BGS, who have then defined Minerals Safeguarding Areas for each mineral resource; Resources for English Local Planning Authorities (Coal Authority 2010): Identifies two distinct spatial areas for Local Planning Authorities: Coal Mining Development Referral Areas (containing one or more coal mining legacy issues) and Standing Advice Areas (no recorded issues, although may still contain unrecorded legacy issues in the rest of the coalfield). The guidance also sets out the steps which applicants for planning permission in these areas should adopt where sites fall within these areas.
Issues & Options Feedback (You’ve told us) It is considered important that minerals issues are addressed in more detail;
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What national policy and other relevant strategies tell us The draft National Planning Policy Framework requires us to define Minerals Safeguarding Areas in order that proven resources are not needlessly sterilised by non-mineral development, whilst not creating a presumption that the resources defined in this way will necessarily be worked; We should also safeguard existing, planned and potential mineral transport facilities and associated storage, handling and processing facilities and existing, planned and potential mineral processing sites; Where it is necessary for non-mineral development to take place in Minerals Safeguarding Areas, we need to set out policies to encourage the prior extraction of minerals, wherever practicable.
Feedback from Sustainability Appraisal Mineral safeguarding will support the efficient and comprehensive working of finite local mineral resources; Promoting the extraction of mineral resources prior to development can help to reduce transport distances and carbon emissions from mineral transport; Mineral safeguarding can help to identify potentially hazardous legacies from historic mineral working so that these are addressed as an integral part of the development process.
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MD18 - Managing the Development and Operation of Mineral Sites
Proposed Policy Direction - Key Elements: Identify criteria to manage mineral exploration; Promote the comprehensive working of mineral resources and appropriate use of high quality materials; Provide guidance to ensure that mineral working does not generate unacceptable adverse impacts on people and the environment including visual, noise, dust, vibration, water quality, flooding or traffic effects; Provide guidance about the assessment of mineral transport issues including the site access and traffic movements and provide support for opportunities to transport minerals by rail; Require the provision of information concerning the proposed method, phasing and management of the mineral working proposals; Provide guidance about appropriate measures to manage ancillary development; Promote opportunities to generate local benefits from the management of restoration and afteruse proposals (with particular reference to opportunities to establish or improve multi-functional environmental networks {Core Strategy Policy CS17}).
Why we have chosen this Policy Direction We need to replace the ‘saved’ policies of the joint Minerals Local Plan (2000); We need to provide more detailed policy guidance as a benchmark for the assessment of mineral development applications, consistent with Core Strategy Policy CS20.
Evidence Base Minerals Technical Background Report (Shropshire Council 2010): summarises available information about the general distribution and working of mineral resources and provides more detailed information about aggregates working; National and Regional Guidelines for Aggregates Provision in England 2005-2020 (CLG 2011): sets out revised guidelines for aggregates provision for each Mineral Planning Authority (including Shropshire) for the period 2005 to 2020 inclusive. It also indicates how the guidelines should be taken into account in the planning process as a material planning consideration; West Midlands Aggregates Working Party Annual Report (WMRAWP 2009): provides statistical information on the sales and remaining reserves of aggregate minerals for each Mineral Planning Authority Area, derived
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from data provided by the minerals industry and collected and collated by each individual MPA.
Issues & Options Feedback (You’ve told us) Support for measures to ensure that the beneficial restoration and after use of mineral sites links to the “countryside and environmental networks” and “supporting tourism” policy areas; Suggest that priority should be given to habitat creation, ecological connectivity and appropriate forms of recreation;
What national policy and other relevant strategies tell us The draft National Planning Policy Framework requires us to set out environmental criteria against which planning applications will be assessed so as to ensure that permitted operations do not have unacceptable adverse impacts on the natural and historic environment or human health; We also need to establish policies to ensure that high quality restoration and aftercare of mineral sites takes place at the earliest opportunity and helps to secure environmental networks or environmental and community benefits identified in the relevant local Place Plan.
Feedback from Sustainability Appraisal The effective management of mineral exploration, mineral working and ancillary activities will ensure that mineral working does not generate unacceptable adverse environmental impacts and promotes opportunities to generate biodiversity and others benefits from site restoration.
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